3545 NE 166th St #805 · North Miami Beach, FL 33160

$240,000

1 bd · 1.0 ba · 828 sqft · Condo public records · 2 Days on market

Built 1972 $543/mo HOA · 15% 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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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 MLS

Enjoy water and skyline views from this beautiful waterfront condo in Eastern Shores! This tastefully renovated one bedroom condo with an updated kitchen and bathroom is ready for you to move right in. The condo features a large open balcony and new hurricane impact windows and doors, plus newer appliances and tankless water heater. The flooring is marble in the living room and kitchen and wood laminate in the bedroom. The condo comes with an assigned parking space and a storage unit. The building has a swimming pool as well as dock space that can be rented by owners. New owners must wait 2 years after purchasing to rent out the condo. Great location, close to the beach, shopping, dining, and entertainment.

Key facts

• Gated community
• Water views
• Vinyl flooring

Tags

• GATED COMMUNITY
• WATER VIEWS
• IMPACT WINDOWS
• VINYL FLOORING
• MARBLE FLOOR
• CLOSET SPACE

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Association fee: $546 monthly; Association amenities: Clubhouse, Elevator(s), Pool; Association fee includes: Laundry, Parking, Sewer, Trash, Water

Exterior

• Parking: 1 covered garage space; Guest parking available; One additional parking space
• Security: Phone entry; Fire alarm
• Utilities: Water included in association; Sewer included in association; Trash included in association; Power with central heating and cooling
• Home design: Attached property; 8th floor entry level; 9-story building; Has a view
• Construction: Block construction; Year built: unknown
• Exterior features: Canal-front waterfront; Association pool; Phone entry; Fire alarm

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Walk-in closet(s); Other interior features
• Laundry & utility: Laundry included in association

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Cap rate 9.7% 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; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,630/mo this rent would consume 65% 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 $3k of equity ($2k 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.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $155k; list at $240k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $240,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 5.5

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: 2.6%
• Equity multiple: 1.13×
• Total profit: $8,500
• Equity at exit: $76,078

10-year hold

• IRR: 5.6%
• Equity multiple: 1.60×
• Total profit: $40,326
• Equity at exit: $96,719

Cash invested: $67,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,630 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$284 /mo · $3,414/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$543
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $255

Break-even live

Break-even rent $3,307

Max offer price $240,000

Occupancy floor 88%

Sensitivity live

Price	-10% $391	-5% $323	+0% $255	+5% $187	+10% $119
Rent	-10% $-32	-5% $112	+0% $255	+5% $398	+10% $542
Rate	-1.0pp $376	-0.5pp $316	base $255	+0.5pp $193	+1.0pp $130

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $543 · $6,516/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   pricedays on marketlisting id $240,000 Active 2 DOM
2. 2026-06-15
   days on market $229,000 Active 254 DOM
3. 2026-06-13
   pricedays on market $229,000 Active 252 DOM
4. 2026-06-09
   days on market $199,900 Active 248 DOM
5. 2026-06-08
   pricedays on market $199,900 Active 247 DOM
6. 2026-06-08
   days on market $210,000 Active 246 DOM
7. 2026-06-04
   days on market $210,000 Active 243 DOM
8. 2026-06-03
   days on market $210,000 Active 242 DOM
9. 2026-06-02
   days on market $210,000 Active 241 DOM
10. 2026-06-01
    days on market $210,000 Active 240 DOM
11. 2026-05-31
    days on market $210,000 Active 239 DOM
12. 2026-04-19
    price $210,000
13. 2026-04-03
    price $220,000
14. 2026-04-02
    price $225,000
15. 2026-02-10
    price $229,000
16. 2025-10-03
    listed $249,000 Active
17. 2025-09-04
    historical
18. 2025-07-01
    listed $259,000 Active
19. 2018-11-08
    soldstatus $155,000
20. 2018-10-31
    soldstatus $155,000 Sold 716-char remark

    Show marketing remark (716 chars)

    Enjoy water and skyline views from this beautiful waterfront condo in Eastern Shores! This tastefully renovated one bedroom condo with an updated kitchen and bathroom is ready for you to move right in. The condo features a large open balcony and new hurricane impact windows and doors, plus newer appliances and tankless water heater. The flooring is marble in the living room and kitchen and wood laminate in the bedroom. The condo comes with an assigned parking space and a storage unit. The building has a swimming pool as well as dock space that can be rented by owners. New owners must wait 2 years after purchasing to rent out the condo. Great location, close to the beach, shopping, dining, and entertainment.

21. 2018-09-25
    status Backup Contract 716-char remark

    Show marketing remark (716 chars)

    Enjoy water and skyline views from this beautiful waterfront condo in Eastern Shores! This tastefully renovated one bedroom condo with an updated kitchen and bathroom is ready for you to move right in. The condo features a large open balcony and new hurricane impact windows and doors, plus newer appliances and tankless water heater. The flooring is marble in the living room and kitchen and wood laminate in the bedroom. The condo comes with an assigned parking space and a storage unit. The building has a swimming pool as well as dock space that can be rented by owners. New owners must wait 2 years after purchasing to rent out the condo. Great location, close to the beach, shopping, dining, and entertainment.

22. 2018-08-07
    listed $165,000 Active 716-char remark

    Show marketing remark (716 chars)

    Enjoy water and skyline views from this beautiful waterfront condo in Eastern Shores! This tastefully renovated one bedroom condo with an updated kitchen and bathroom is ready for you to move right in. The condo features a large open balcony and new hurricane impact windows and doors, plus newer appliances and tankless water heater. The flooring is marble in the living room and kitchen and wood laminate in the bedroom. The condo comes with an assigned parking space and a storage unit. The building has a swimming pool as well as dock space that can be rented by owners. New owners must wait 2 years after purchasing to rent out the condo. Great location, close to the beach, shopping, dining, and entertainment.

23. 2013-04-26
    soldstatus $101,000
24. 2013-04-25
    soldstatus $101,000 Sold
25. 2005-06-09
    soldstatus $199,000
26. 2002-05-01
    soldstatus $86,400
27. 1996-02-21
    soldstatus $42,000
28. 1982-06-01
    soldstatus $51,000

ⓘ 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: $3,414 · $284/mo
• Projected year-2 tax: $3,414 · $284/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 · 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: $43,560
• − Mortgage interest: −$13,444
• − Property taxes: −$3,414
• − Insurance: −$6,319
• − Repairs & maintenance: −$3,485
• − Management: −$3,485
• − HOA: −$6,516
• − Depreciation: −$6,982
• Taxable loss: −$84
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $3,081/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
• 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

+311.8% since first listed

17 events — show timeline

• 2026-04-19 Price Changed $210,000 MARMLS
• 2026-04-03 Price Changed $220,000 MARMLS
• 2026-04-02 Price Changed $225,000 MARMLS
• 2026-02-10 Price Changed $229,000 MARMLS
• 2025-10-03 Listed $249,000 MARMLS
• 2025-09-04 Listing Removed — MARMLS
• 2025-07-01 Listed $259,000 MARMLS
• 2018-11-08 Sold (Public Records) $155,000 Public Records
• 2018-10-31 Sold (MLS) $155,000 MARMLS
• 2018-09-25 Pending — MARMLS
• 2018-08-07 Listed $165,000 MARMLS
• 2013-04-26 Sold (Public Records) $101,000 Public Records
• 2013-04-25 Sold (MLS) $101,000 MARMLS
• 2005-06-09 Sold (Public Records) $199,000 Public Records
• 2002-05-01 Sold (Public Records) $86,400 Public Records
• 1996-02-21 Sold (Public Records) $42,000 Public Records
• 1982-06-01 Sold (Public Records) $51,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,414 · +1.6% YoY. Source: county tax records.