3660 NE 166th St #114 · North Miami Beach, FL 33160

$199,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 181 Days on market

Built 1971 $950/mo HOA · 24% of rent

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Wow! Great & Spacious Renovated Modern 2 Bedroom/ 2 Bathroom In The Gated Community Of Eastern Shores. Enjoy The Water Views And Watch The Boats Go By! Light & Bright! Finest Finishes Include: Open State Of The Art White Kitchen With Stainless Steel Appliances + Glass Counters, Light Flooring, Spacious Primary Suite With Ensuite Bath, And So Much More! Enjoy Serene Garden Views From Your Private Courtyard Terrace And Second Story Balcony! A Must See - Investor Dream or Make This Your Dream Home!

Key facts

• Gated community
• Water views
• Second story balcony

Tags

• GATED COMMUNITY
• WATER VIEWS
• PRIVATE COURTYARD TERRACE
• SECOND STORY BALCONY

Property features AI

Finance

• Other: Pets conditional; some restrictions may apply
• HOA & community: Monthly association fee of $950; Association fee covers common areas, grounds maintenance, and pool(s); Community amenities include clubhouse, fitness center, billiard room, marina, barbecue and picnic areas, sauna, and pool

Exterior

• Parking: Assigned parking (1 space); Carport (1 covered space)
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Cable available
• Home design: Condominium / attached property; Entry on level 1; Updated / remodeled; 8-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool; Exterior lighting; Is waterfront with intracoastal access and seawall

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Breakfast area; Entrance foyer; Living/dining room; Split bedroom layout; Tub with shower; Sliding windows; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.2% in North Miami Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#71 in FL, #1,177 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 1870 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,913/mo this rent would consume 70% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
13. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.07×
• Total profit: $3,827
• Equity at exit: $63,082

10-year hold

• IRR: 3.9%
• Equity multiple: 1.41×
• Total profit: $22,927
• Equity at exit: $80,196

Cash invested: $55,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,913 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$406 /mo · $4,874/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$950
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $182

Break-even live

Break-even rent $3,682

Max offer price $199,000

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$18,000	$7.74	2d	9	1.08mi

HOA detail condo

• Monthly dues: $950 · $11,400/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $199,000 Active 181 DOM
2. 2026-06-17
   days on market $199,000 Active 180 DOM
3. 2026-06-16
   days on market $199,000 Active 179 DOM
4. 2026-06-15
   days on market $199,000 Active 178 DOM
5. 2026-06-13
   days on market $199,000 Active 176 DOM
6. 2026-06-09
   days on market $199,000 Active 172 DOM
7. 2026-06-08
   days on market $199,000 Active 171 DOM
8. 2026-06-07
   days on market $199,000 Active 170 DOM
9. 2026-06-04
   days on market $199,000 Active 167 DOM
10. 2026-06-03
    days on market $199,000 Active 166 DOM
11. 2026-06-02
    days on market $199,000 Active 165 DOM
12. 2026-06-01
    days on market $199,000 Active 164 DOM
13. 2026-05-31
    days on market $199,000 Active 163 DOM
14. 2026-03-02
    price $199,000
15. 2026-02-12
    price $209,000
16. 2025-12-19
    listed $219,000 Active
17. 2025-07-14
    historical
18. 2025-04-15
    listed $236,500
19. 2024-09-25
    historical
20. 2024-09-16
    price $264,800
21. 2024-09-10
    price $274,800
22. 2024-09-05
    price $288,999
23. 2024-05-03
    price $298,999
24. 2024-04-16
    listed $320,000 Active
25. 2007-04-04
    soldstatus $215,000
26. 2007-03-20
    soldstatus $215,000
27. 1992-08-31
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,874 · $406/mo
• Projected year-2 tax: $4,874 · $406/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,960
• − Mortgage interest: −$11,147
• − Property taxes: −$4,874
• − Insurance: −$6,114
• − Repairs & maintenance: −$3,757
• − Management: −$3,757
• − HOA: −$11,400
• − Depreciation: −$5,789
• Taxable income: $123
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,159/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — North Miami Beach

• Score: 82/100
• State rank: #71
• US rank: #1177

Category grades

Amenities B Commute A+ Cost of living A Crime F Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 34,147
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+298.0% since first listed

14 events — show timeline

• 2026-03-02 Price Changed $199,000 MARMLS
• 2026-02-12 Price Changed $209,000 MARMLS
• 2025-12-19 Listed $219,000 MARMLS
• 2025-07-14 Listing Removed — Beaches MLS
• 2025-04-15 Listed $236,500 Beaches MLS
• 2024-09-25 Listing Removed — MARMLS
• 2024-09-16 Price Changed $264,800 MARMLS
• 2024-09-10 Price Changed $274,800 MARMLS
• 2024-09-05 Price Changed $288,999 MARMLS
• 2024-05-03 Price Changed $298,999 MARMLS
• 2024-04-16 Listed $320,000 MARMLS
• 2007-04-04 Sold (Public Records) $215,000 Public Records
• 2007-03-20 Sold (MLS) $215,000 MARMLS
• 1992-08-31 Sold (Public Records) $50,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,874 · +1.2% YoY. Source: county tax records.