3527 NE 168th St #309 · North Miami Beach, FL 33160

$203,000

2 bd · 2.0 ba · 970 sqft · Condo public records · 10 Days on market

Built 1975 $1315/mo HOA · 36% of rent

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Why this score? — see what drove the C- 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 +13.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Eastern Shores! Located in Sunny Isles of North Miami Beach, this beautiful GATED neighborhood hosts apt 309 in Sunshore Condominiums. Located right on the Intracoastal, with a pool to enjoy the Florida Sun, this 2bd 2ba condo features beautiful SUNSET views facing west with an EXTREMELY spacious balcony to enjoy Miami summer nights. You'll enter the condo facing the master bedroom which includes a full bathroom, a walk in closet and a linen closet. Facing the balcony, watch the sunset enjoying your fully renovated kitchen/dining room which also includes a closet. The 2nd full bathroom is located between the kitchen and living area. Living area also has another entrance to the balcony. Welcome to Eastern Shores! Located in Sunny Isles of North MiamiBeach, this beautiful GATED neighborhood hosts apt 309 in SunshoreCondominiums. Located right on the Intracoastal, with a pool to enjoy theFlorida Sun, this 1bd 2ba condo features beautiful SUNSET views facingwest with an EXTREMELY spacious balcony to enjoy Miami summernights. You'll enter the condo facing the master bedroom which includes afull bathroom, a walk in closet and a linen closet. Facing the balcony, watchthe sunset enjoying your fully renovated kitchen/dining room which alsoincludes a closet. The 2nd full bathroom is located between the kitchen andliving area. Living area also has another entrance to the balcony, use it asan office, living space or whatever YOU desire! Not only is this 970SQFTcondo SPACIOUS enough for creativity AND comfort, it is located in theHEART of Eastern Shores. With a guard at the entrance and policepatrolling 24/7, you can safely enjoy WALKING DISTANCE amenities suchas shopping, dining, the beach AND movie theater. There truly is NO betterplace to call home!

Key facts

• Waterfront views
• Community pool
• Canal front building

Tags

• GUARD GATED COMMUNITY
• CANAL FRONT BUILDING
• COMMUNITY POOL
• WATERFRONT VIEWS
• ACCESS TO OUTDOOR RECREATION

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers management, common area maintenance, structural maintenance, pool, reserve fund, sewer, trash and water; Association amenities include a pool and boat dock; Community contains 27 units

Exterior

• Parking: 1 covered garage space
• Security: Key card entry
• Utilities: Association-managed water and sewer; Trash service included
• Home design: 2-bedroom, 2-bath condo; Located on 3rd floor; Part of a 4-story building; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; First-floor entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $203k.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (35.9% below list).
• Meets the 1% rule at list price ($4k rent vs $203k).
• Recommended offer: $130k (35.9% below list) — sets the bar for cash-flow.
• Cap rate 6.4% vs local median 5.2% in North Miami Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Alonzo & Tracy Mourning Senior High School (math 38% / reading 50%, grade F, #244 of 667 statewide, top 37%, 1,597 students, 48% FRL).
• Market conditions: Rents flat; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,622/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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 7y ago; this cycle's ask is 9127% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 36% 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 $130,145 (35.9% 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 1975 — 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. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.78% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 4.7

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: -12.4%
• Equity multiple: 0.41×
• Total profit: $-33,277
• Equity at exit: $64,350

10-year hold

• IRR: -9.1%
• Equity multiple: 0.04×
• Total profit: $-54,366
• Equity at exit: $81,808

Cash invested: $56,840 (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: 1879
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,622 medium
• Mortgage (P&I): −$1,065
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,315
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $-412

Break-even live

Break-even rent $4,144

Max offer price $130,145

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-355	+0% $-412	+5% $-470	+10% $-527
Rent	-10% $-699	-5% $-555	+0% $-412	+5% $-269	+10% $-126
Rate	-1.0pp $-310	-0.5pp $-361	base $-412	+0.5pp $-465	+1.0pp $-519

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,315 · $15,780/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $203,000 Active 10 DOM
2. 2026-06-18
   days on market $203,000 Active 7 DOM
3. 2026-06-17
   days on market $203,000 Active 6 DOM
4. 2026-06-16
   days on market $203,000 Active 5 DOM
5. 2026-06-15
   days on market $203,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on marketlisting id $203,000 Active 2 DOM
8. 2026-05-31
   days on market $255,000 Active 125 DOM
9. 2026-03-14
   historical $2,200
10. 2026-03-08
    listed $2,200
11. 2026-02-09
    historical $2,200
12. 2026-01-31
    listed $2,200
13. 2026-01-26
    listed $255,000 Active
14. 2025-03-31
    historical
15. 2025-03-18
    status Active
16. 2024-06-28
    price $285,000
17. 2024-05-29
    listed $325,000 Active
18. 2022-11-21
    soldstatus $200,000
19. 2022-09-22
    soldstatus $200,000 1780-char remark

    Show marketing remark (1780 chars)

    Welcome to Eastern Shores! Located in Sunny Isles of North Miami Beach, this beautiful GATED neighborhood hosts apt 309 in Sunshore Condominiums. Located right on the Intracoastal, with a pool to enjoy the Florida Sun, this 2bd 2ba condo features beautiful SUNSET views facing west with an EXTREMELY spacious balcony to enjoy Miami summer nights. You'll enter the condo facing the master bedroom which includes a full bathroom, a walk in closet and a linen closet. Facing the balcony, watch the sunset enjoying your fully renovated kitchen/dining room which also includes a closet. The 2nd full bathroom is located between the kitchen and living area. Living area also has another entrance to the balcony. Welcome to Eastern Shores! Located in Sunny Isles of North MiamiBeach, this beautiful GATED neighborhood hosts apt 309 in SunshoreCondominiums. Located right on the Intracoastal, with a pool to enjoy theFlorida Sun, this 1bd 2ba condo features beautiful SUNSET views facingwest with an EXTREMELY spacious balcony to enjoy Miami summernights. You'll enter the condo facing the master bedroom which includes afull bathroom, a walk in closet and a linen closet. Facing the balcony, watchthe sunset enjoying your fully renovated kitchen/dining room which alsoincludes a closet. The 2nd full bathroom is located between the kitchen andliving area. Living area also has another entrance to the balcony, use it asan office, living space or whatever YOU desire! Not only is this 970SQFTcondo SPACIOUS enough for creativity AND comfort, it is located in theHEART of Eastern Shores. With a guard at the entrance and policepatrolling 24/7, you can safely enjoy WALKING DISTANCE amenities suchas shopping, dining, the beach AND movie theater. There truly is NO betterplace to call home!

20. 2022-07-23
    listed $200,000 1780-char remark

    Show marketing remark (1780 chars)

    Welcome to Eastern Shores! Located in Sunny Isles of North Miami Beach, this beautiful GATED neighborhood hosts apt 309 in Sunshore Condominiums. Located right on the Intracoastal, with a pool to enjoy the Florida Sun, this 2bd 2ba condo features beautiful SUNSET views facing west with an EXTREMELY spacious balcony to enjoy Miami summer nights. You'll enter the condo facing the master bedroom which includes a full bathroom, a walk in closet and a linen closet. Facing the balcony, watch the sunset enjoying your fully renovated kitchen/dining room which also includes a closet. The 2nd full bathroom is located between the kitchen and living area. Living area also has another entrance to the balcony. Welcome to Eastern Shores! Located in Sunny Isles of North MiamiBeach, this beautiful GATED neighborhood hosts apt 309 in SunshoreCondominiums. Located right on the Intracoastal, with a pool to enjoy theFlorida Sun, this 1bd 2ba condo features beautiful SUNSET views facingwest with an EXTREMELY spacious balcony to enjoy Miami summernights. You'll enter the condo facing the master bedroom which includes afull bathroom, a walk in closet and a linen closet. Facing the balcony, watchthe sunset enjoying your fully renovated kitchen/dining room which alsoincludes a closet. The 2nd full bathroom is located between the kitchen andliving area. Living area also has another entrance to the balcony, use it asan office, living space or whatever YOU desire! Not only is this 970SQFTcondo SPACIOUS enough for creativity AND comfort, it is located in theHEART of Eastern Shores. With a guard at the entrance and policepatrolling 24/7, you can safely enjoy WALKING DISTANCE amenities suchas shopping, dining, the beach AND movie theater. There truly is NO betterplace to call home!

21. 2020-07-09
    status Pending
22. 2020-07-06
    historical
23. 2020-02-28
    listed $120,000 Active
24. 2019-11-30
    historical
25. 2019-10-31
    status Active
26. 2019-10-17
    historical Hold
27. 2019-09-04
    listed $169,900 Active
28. 2019-06-24
    historical
29. 2019-04-10
    price $184,900
30. 2019-03-29
    listed $175,000 Active
31. 2002-04-23
    soldstatus $90,000
32. 2000-06-20
    soldstatus $50,000
33. 1989-02-10
    soldstatus $34,500
34. 1981-04-01
    soldstatus $75,000

ⓘ 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: $4,596 · $383/mo
• Projected year-2 tax: $4,596 · $383/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: $43,462
• − Mortgage interest: −$11,371
• − Property taxes: −$4,596
• − Insurance: −$6,134
• − Repairs & maintenance: −$3,477
• − Management: −$3,477
• − HOA: −$15,780
• − Depreciation: −$5,905
• Taxable loss: −$7,278
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $-3,202/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

-97.1% since first listed

26 events — show timeline

• 2026-03-14 Rental Removed $2,200 MARMLS
• 2026-03-08 Listed for Rent $2,200 MARMLS
• 2026-02-09 Rental Removed $2,200 MARMLS
• 2026-01-31 Listed for Rent $2,200 MARMLS
• 2026-01-26 Listed $255,000 MARMLS
• 2025-03-31 Listing Removed — MARMLS
• 2025-03-18 Relisted — MARMLS
• 2024-06-28 Price Changed $285,000 MARMLS
• 2024-05-29 Listed $325,000 MARMLS
• 2022-11-21 Sold (Public Records) $200,000 Public Records
• 2022-09-22 Sold (MLS) $200,000 Beaches MLS
• 2022-07-23 Listed $200,000 Beaches MLS
• 2020-07-09 Pending — MARMLS
• 2020-07-06 Listing Removed — MARMLS
• 2020-02-28 Listed $120,000 MARMLS
• 2019-11-30 Listing Removed — MARMLS
• 2019-10-31 Relisted — MARMLS
• 2019-10-17 Delisted — MARMLS
• 2019-09-04 Listed $169,900 MARMLS
• 2019-06-24 Listing Removed — MARMLS
• 2019-04-10 Price Changed $184,900 MARMLS
• 2019-03-29 Listed $175,000 MARMLS
• 2002-04-23 Sold (Public Records) $90,000 Public Records
• 2000-06-20 Sold (Public Records) $50,000 Public Records
• 1989-02-10 Sold (Public Records) $34,500 Public Records
• 1981-04-01 Sold (Public Records) $75,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $4,596 · +1.3% YoY. Source: county tax records.