17375 Collins Ave #1205 · Sunny Isles Beach, FL 33160

$415,000

1 bd · 1.0 ba · 990 sqft · Condo public records · 10 Days on market

Built 2000 $178/mo HOA · 4% 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Exceptional opportunity to own a fully furnished condo-hotel unit in a desirable resort-style property. Currently enrolled in the hotel rental program, offering flexibility for personal use and income potential. Enjoy premium amenities, professional management, and a prime location close to shopping, dining, entertainment, and major attractions. Special assessment in place with final payment scheduled for February 2027. Ideal for investors, vacation homeowners, or those seeking a turnkey property in a sought-after destination. Contact listing agent for details regarding rental program participation and ownership benefits.

Key facts

• Turnkey property
• Premium amenities
• Hotel rental program

Tags

• RESORT-STYLE PROPERTY
• HOTEL RENTAL PROGRAM
• PREMIUM AMENITIES
• PROFESSIONAL MANAGEMENT
• PRIME LOCATION
• TURNKEY PROPERTY

Property features AI

Finance

• Other: Association pool
• Financial info: Lease considered; Pets allowed
• HOA & community: Quarterly association fee (amount listed); Association covers amenities, cable TV, electricity, internet, parking and water; Building amenities include elevators, fitness center and pool

Exterior

• Parking: Valet parking; One covered parking space; One garage space
• Security: Secured elevator; Secured lobby; Secured garage/parking
• Utilities: Has cooling (electric); Has heating (electric)
• Home design: Condo in a 31‑story building; Entry on level 12; Attached property; Has a view; Oceanfront with ocean access
• Construction: Block construction; Year built: Unknown
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Bathtub; Elevator; Bar

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $415k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $415k).
• Cap rate 7.4% 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; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,375/mo this rent would consume 78% 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 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $270k; list at $415k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $415,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 7.9

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: 2.5%
• Equity multiple: 1.12×
• Total profit: $14,154
• Equity at exit: $131,552

10-year hold

• IRR: 6.0%
• Equity multiple: 1.66×
• Total profit: $76,241
• Equity at exit: $167,243

Cash invested: $116,200 (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: 1879
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,375 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$543 /mo · $6,516/yr
• Insurance: −$173
• HOA: −$178
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $386

Break-even live

Break-even rent $3,886

Max offer price $415,000

Occupancy floor 86%

Sensitivity live

Price	-10% $621	-5% $504	+0% $386	+5% $269	+10% $151
Rent	-10% $41	-5% $213	+0% $386	+5% $559	+10% $732
Rate	-1.0pp $595	-0.5pp $492	base $386	+0.5pp $279	+1.0pp $169

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $178 · $2,136/yr
• ⚠ Special-assessment mentions:

  …professional management, and a prime location close to shopping, dining, entertainment, and major attractions. Special assessment in place with final payment scheduled for February 2027. Ideal for investors, vacation homeowners, or those seeking a…

Listing history 7 events

1. 2026-06-21
   days on market $415,000 Active 10 DOM
2. 2026-06-18
   days on market $415,000 Active 7 DOM
3. 2026-06-17
   days on market $415,000 Active 6 DOM
4. 2026-06-16
   days on market $415,000 Active 5 DOM
5. 2026-06-15
   days on market $415,000 Active 4 DOM
6. 2026-06-13
   remarks 629-char remark
7. 2026-06-13
   listed $415,000 Active 2 DOM

ⓘ 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: $6,516 · $543/mo
• Projected year-2 tax: $6,516 · $543/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 26 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: $52,504
• − Mortgage interest: −$23,246
• − Property taxes: −$6,516
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,200
• − Management: −$4,200
• − HOA: −$2,136
• − Depreciation: −$12,073
• Taxable loss: −$1,943
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $5,102/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
• 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

+105.4% since first listed

7 events — show timeline

• 2026-06-11 Listed $415,000 MARMLS
• 2018-09-30 Listing Removed — MARMLS
• 2018-03-30 Listed $395,000 MARMLS
• 2017-01-21 Listing Removed — MARMLS
• 2016-02-11 Listed $365,000 MARMLS
• 2010-07-22 Sold (Public Records) $270,000 Public Records
• 2001-01-12 Sold (Public Records) $202,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,516 · +15.8% YoY. Source: county tax records.