WorkspaceDiscoverCondo · North Miami · Miami-Dade County
13700 NE 6th Ave #113, North Miami
Individual condo marketed for investor income with existing tenancy. Listing now reports a September 30, 2027 renewal date at $2,630 per month; the executed lease remains unverified.
Recorded status: Broker page reported active; recheck availability. Checked: .
Dated listing record · recheck availability and legal unit count.
- Reported gross yield
- 15.4% Rent ÷ asking price
- Asking price
- $205,000
Monthly rent · Reported: $2,630/mo
- Estimated annual NOI
- $13,834 Before debt and capital reserves
- Estimated cap rate
- 6.7% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- $1,074 All cash · after reserves
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | $2,630 | Matches source observation |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 2.21% | Matches planning allowance |
| Annual insurance | $1,800 | Matches planning allowance |
| Annual owner-paid utilities | $600 | Matches planning allowance |
| Monthly HOA or condo fees | $386 | Matches source observation |
| Other annual operating expenses | $600 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
One individual condo offered
- Reported units
- 1
- Reported listing area
- 1,146 sq ft
- Asking / reported sq ft
- $179
- Rent / year
- $31,560
- HOA / month
- $386
Tax-source difference
The listing shows $2,629 for 2025, while its tax-history table shows $2,730. Awaiting the actual tax bill.
View the tax-history source ↗Why we’re tracking it
Published rent of $31,560 a year and an existing tenant support a rental comparison. Conflicting taxes and unpriced owner costs prevent a confirmed net return.
One individual condo offered
One two-bedroom condo offered at $205,000, with $2,630 monthly rent and a reported September 30, 2027 lease renewal. The source splits rent into $1,756 housing assistance and $874 tenant contribution; HOA is $386 monthly.
Confirm the executed renewal and collection history. Two different 2025 tax amounts appear on the source page.
Listed by London Foster Realty · observed Oct 10, 2026Read the full agent description at 10 Oct review ↗Broker info & key considerations To confirm
Rental comparison · tax bill needs review
Obtain the actual tax bill, lease renewal, association budget and insurance quote.
- October 10 source review: listing taxes are $2,629 for 2025, but its tax-history table shows $2,730 for the same year. Tax remains unknown pending the actual bill; the older rent and lease observation is retained.
- Seller reports $1,756 in housing assistance and $874 from the tenant as of October 2026. Confirm the executed renewal, approved rent and actual collections.
- Tenant occupancy, lease terms, income, costs and current listing availability have not been independently verified.
- Tenant occupancy limits showings. Any visit requires authorized coordination.
Source evidence and diligence
Financial figures observed Oct 5, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Source-reported as of Oct 5, 2026 whole-property annual base rent divided by asking price, before vacancy, expenses and financing. Freshness is unverified. This is not cap rate or a guaranteed return. Excludes separate fees and membership income.
Sources
- Coldwell Banker Homes / MiamiRE A12020509Source observation · Oct 5, 2026
Questions to resolve
- Obtain the signed lease, tenant estoppel, deposit accounting and collection history.
- Obtain a trailing operating statement, insurance quotes and a buyer property-tax estimate.
- Confirm title, legal use, municipal jurisdiction, permitted area and possession terms.
- Review condo financials, reserves, assessments, rental rules and approval requirements.
Similar properties
- 1031 Adams Ave #1031C, Homestead: condo, asking $195,000
- 2931 SE 13th Ave #205-47, Homestead: condo, asking $180,000
- 7235 NW 179th St #104, Hialeah: condo, asking $260,000
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods