19380 Collins Ave #1105 · Sunny Isles Beach, FL 33160

$399,900

1 bd · 1.0 ba · 1,005 sqft · Condo public records · 16 Days on market

Built 1972

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

SUNNY ISLES STEAL DEAL! UNIQUE COMPLEX SURROUNDED BY MULTI-MILLION DOLLAR PROPERTIES, PROVIDING ALL YOU HAVE EVER WANTED AT AN INSANE PRICE BELOW AN REO OR SHORT SALE. HIGH FLOOR WITH BAY VIEWS, RELAX ON YOUR BALCONY & ENJOY VIEWING THE BOATS PARADE ALL DAY OR GO ACROSS THE STREET TO THE BEACH OR WALK TO A RESTAURANT, STORE, ETC. MAINTENANCE INCLUDES WATER, A/C, HIGH SPEED INTERNET, AND BASIC CABLE. HURRICANE IMPACT WINDOWS BEING INSTALLED WITH NO SPECIAL ASSESSMENTS. FINANCIALLY STABLE BLDG.

Key facts

• Turnkey renovation
• Valet parking
• Spacious balcony

Tags

• TURNKEY RENOVATION
• MODERN KITCHEN
• SPACIOUS BALCONY
• HIGH IMPACT WINDOWS
• RESORT-STYLE AMENITIES
• VALET PARKING

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association fee includes management, amenities, common areas, cable TV, hot water, insurance, parking, pest control, pool(s), sewer, security, trash, and water; Association amenities: billiard room, bike storage, business center, clubhouse, elevators, fitness center, hobby room, laundry, library, playground, pool, tennis courts

Exterior

• Parking: Assigned parking; Covered parking; Valet parking
• Security: Fenced complex; Doorman; Security guard
• Utilities: Has cooling; Has heating
• Home design: Condominium/resale; 16-story building; Unit entry on level 11; Facing west; Property attached
• Construction: Block construction
• Exterior features: Awning(s); Balcony (open); Security/high-impact doors; Oceanfront waterfront

Interior

• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Impact glass windows; Kitchen island; Additional interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $347k (13.2% below list).
• Recommended offer: $337k (15.6% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 0.8% in Sunny Isles 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 86/100 on livability (#20 in FL, #434 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, health & safety A+; Watch: housing C-, cost of living 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; 1878 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,470/mo this rent would consume 62% 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 $5k of equity ($3k loan paydown + $2k 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.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask is 15896% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $210k; list at $400k implies a 90% gain — meaningful room to come down on a strong offer.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,498 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 9.6

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: -15.6%
• Equity multiple: 0.25×
• Total profit: $-83,459
• Equity at exit: $126,766

10-year hold

• IRR: -10.7%
• Equity multiple: -0.17×
• Total profit: $-130,479
• Equity at exit: $161,158

Cash invested: $111,972 (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: 1878
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,470 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$404 /mo · $4,849/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 18 same-building comps: −$832
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $-1,185

Break-even live

Break-even rent $4,970

Max offer price $190,522

Occupancy floor —

Sensitivity live

Price	-10% $-959	-5% $-1,072	+0% $-1,185	+5% $-1,298	+10% $-1,412
Rent	-10% $-1,459	-5% $-1,322	+0% $-1,185	+5% $-1,048	+10% $-911
Rate	-1.0pp $-984	-0.5pp $-1,084	base $-1,185	+0.5pp $-1,289	+1.0pp $-1,394

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	25d	3	1.44mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	1.44mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	1.44mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $399,900 Active 16 DOM
2. 2026-06-18
   days on market $399,900 Active 13 DOM
3. 2026-06-17
   days on market $399,900 Active 12 DOM
4. 2026-06-16
   days on market $399,900 Active 11 DOM
5. 2026-06-15
   days on market $399,900 Active 10 DOM
6. 2026-06-13
   days on market $399,900 Active 8 DOM
7. 2026-06-09
   days on market $399,900 Active 4 DOM
8. 2026-06-08
   days on market $399,900 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $399,900 Active 2 DOM
10. 2026-05-31
    days on market $399,000 Active 109 DOM
11. 2026-05-23
    historical $2,500
12. 2026-05-21
    price $399,000
13. 2026-05-01
    listed $2,500
14. 2026-03-26
    price $425,000
15. 2026-02-11
    listed $445,000 Active
16. 2024-02-25
    historical $2,500
17. 2024-02-22
    listed $2,500
18. 2017-12-27
    soldstatus $210,000
19. 2017-12-15
    soldstatus $210,000 Sold 503-char remark

    Show marketing remark (503 chars)

    SUNNY ISLES STEAL DEAL! UNIQUE COMPLEX SURROUNDED BY MULTI-MILLION DOLLAR PROPERTIES, PROVIDING ALL YOU HAVE EVER WANTED AT AN INSANE PRICE BELOW AN REO OR SHORT SALE. HIGH FLOOR WITH BAY VIEWS, RELAX ON YOUR BALCONY & ENJOY VIEWING THE BOATS PARADE ALL DAY OR GO ACROSS THE STREET TO THE BEACH OR WALK TO A RESTAURANT, STORE, ETC. MAINTENANCE INCLUDES WATER, A/C, HIGH SPEED INTERNET, AND BASIC CABLE. HURRICANE IMPACT WINDOWS BEING INSTALLED WITH NO SPECIAL ASSESSMENTS. FINANCIALLY STABLE BLDG.

20. 2017-11-03
    status Pending 503-char remark

    Show marketing remark (503 chars)

    SUNNY ISLES STEAL DEAL! UNIQUE COMPLEX SURROUNDED BY MULTI-MILLION DOLLAR PROPERTIES, PROVIDING ALL YOU HAVE EVER WANTED AT AN INSANE PRICE BELOW AN REO OR SHORT SALE. HIGH FLOOR WITH BAY VIEWS, RELAX ON YOUR BALCONY & ENJOY VIEWING THE BOATS PARADE ALL DAY OR GO ACROSS THE STREET TO THE BEACH OR WALK TO A RESTAURANT, STORE, ETC. MAINTENANCE INCLUDES WATER, A/C, HIGH SPEED INTERNET, AND BASIC CABLE. HURRICANE IMPACT WINDOWS BEING INSTALLED WITH NO SPECIAL ASSESSMENTS. FINANCIALLY STABLE BLDG.

21. 2017-10-25
    listed $217,000 Active 503-char remark

    Show marketing remark (503 chars)

    SUNNY ISLES STEAL DEAL! UNIQUE COMPLEX SURROUNDED BY MULTI-MILLION DOLLAR PROPERTIES, PROVIDING ALL YOU HAVE EVER WANTED AT AN INSANE PRICE BELOW AN REO OR SHORT SALE. HIGH FLOOR WITH BAY VIEWS, RELAX ON YOUR BALCONY & ENJOY VIEWING THE BOATS PARADE ALL DAY OR GO ACROSS THE STREET TO THE BEACH OR WALK TO A RESTAURANT, STORE, ETC. MAINTENANCE INCLUDES WATER, A/C, HIGH SPEED INTERNET, AND BASIC CABLE. HURRICANE IMPACT WINDOWS BEING INSTALLED WITH NO SPECIAL ASSESSMENTS. FINANCIALLY STABLE BLDG.

22. 2017-05-21
    historical
23. 2017-04-18
    price $229,555
24. 2016-11-22
    listed $233,400 Active

ⓘ 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: $4,849 · $404/mo
• Projected year-2 tax: $4,849 · $404/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 24 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: $41,637
• − Mortgage interest: −$22,401
• − Property taxes: −$4,849
• − Insurance: −$7,118
• − Repairs & maintenance: −$3,331
• − Management: −$3,331
• − HOA: −$9,984
• − Depreciation: −$11,633
• Taxable loss: −$21,010
• Est. tax savings @ 24.0%: +$5,042
• After-tax cash flow: $-9,181/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 — Sunny Isles Beach

• Score: 86/100
• State rank: #20
• US rank: #434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunny Isles 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

-98.9% since first listed

14 events — show timeline

• 2026-05-23 Rental Removed $2,500 MARMLS
• 2026-05-21 Price Changed $399,000 MARMLS
• 2026-05-01 Listed for Rent $2,500 MARMLS
• 2026-03-26 Price Changed $425,000 MARMLS
• 2026-02-11 Listed $445,000 MARMLS
• 2024-02-25 Rental Removed $2,500 MARMLS
• 2024-02-22 Listed for Rent $2,500 MARMLS
• 2017-12-27 Sold (Public Records) $210,000 Public Records
• 2017-12-15 Sold (MLS) $210,000 MARMLS
• 2017-11-03 Pending — MARMLS
• 2017-10-25 Listed $217,000 MARMLS
• 2017-05-21 Listing Removed — MARMLS
• 2017-04-18 Price Changed $229,555 MARMLS
• 2016-11-22 Listed $233,400 MARMLS

Property tax history

+6.4%/yr

Latest (2025): $4,849 · +13.3% YoY. Source: county tax records.