210 172nd St #226 · Sunny Isles Beach, FL 33160

$259,000

1 bd · 1.0 ba · 725 sqft · Condo public records · 26 Days on market

Built 1974 $550/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 +25.8/30.0
• 1% rule +9.1/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 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

WALK TO THE BEACH from this fully furnished 1 bedroom + den, 1.5 baths. Located in the most coveted neighborhood in Florida, surrounded by iconic luxury buildings like Porsche, Armani, Bently, Turnberry towers and others. The master bath is beautifully renovated with a glass walk-in shower and a double vanity. The den could be used as a second bedroom, office or even a breakfast/dining area. AC unit is aprox 2 years old. Brand new dishwasher just installed. The building has the following amenities: a big heated swimming pool, sauna, gym, billards room, event room and 1 assigned parking space. Brand new roof installed a couple of months ago. Just steps from a gorgeous supermarket, shops and

Key facts

• Double vanity
• Glass walk-in shower
• Sauna

Tags

• RENOVATED MASTER BATH
• GLASS WALK-IN SHOWER
• DOUBLE VANITY
• BIG HEATED SWIMMING POOL
• SAUNA
• GYM

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $550; Association covers management, amenities, common areas, hot water, legal/accounting, parking, pest control, pool(s), sewer, security, trash and water; Association amenities include clubhouse, elevators, fitness center, laundry, barbecue/picnic area, pool, sauna, storage and trash services

Exterior

• Parking: Assigned parking; Detached carport; 1 carport space; Guest parking; One covered space
• Security: Intercom
• Utilities: Heated pool
• Home design: Attached property; 5-story building; Entry on level 2; Entry location: 2
• Construction: Block construction; Effective year built
• Exterior features: Awning(s); Barbecue; Fenced complex

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $259k).
• Recommended offer: $255k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,657/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 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $95k; list at $259k implies a 173% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,115 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
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: 1.41% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 5.9

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: 1.4%
• Equity multiple: 1.07×
• Total profit: $4,849
• Equity at exit: $82,101

10-year hold

• IRR: 4.5%
• Equity multiple: 1.49×
• Total profit: $35,350
• Equity at exit: $104,376

Cash invested: $72,520 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,657 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$246 /mo · $2,955/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $200

Break-even live

Break-even rent $3,404

Max offer price $259,000

Occupancy floor 90%

Sensitivity live

Price	-10% $347	-5% $274	+0% $200	+5% $127	+10% $54
Rent	-10% $-89	-5% $56	+0% $200	+5% $345	+10% $489
Rate	-1.0pp $331	-0.5pp $266	base $200	+0.5pp $133	+1.0pp $65

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $259,000 Active 26 DOM
2. 2026-06-17
   days on market $259,000 Active 25 DOM
3. 2026-06-16
   days on market $259,000 Active 24 DOM
4. 2026-06-15
   days on market $259,000 Active 23 DOM
5. 2026-06-13
   days on market $259,000 Active 21 DOM
6. 2026-06-09
   days on market $259,000 Active 17 DOM
7. 2026-06-08
   days on market $259,000 Active 16 DOM
8. 2026-06-07
   days on market $259,000 Active 15 DOM
9. 2026-06-04
   days on market $259,000 Active 12 DOM
10. 2026-06-03
    days on market $259,000 Active 11 DOM
11. 2026-06-02
    days on market $259,000 Active 10 DOM
12. 2026-06-01
    days on market $259,000 Active 9 DOM
13. 2026-05-31
    days on market $259,000 Active 8 DOM
14. 2026-05-23
    listed $259,000 Active
15. 2026-05-09
    historical
16. 2026-04-16
    listed $2,100
17. 2026-01-09
    listed $259,000 Active
18. 2025-09-23
    historical
19. 2025-06-25
    listed $269,900 Active
20. 2025-06-14
    historical
21. 2025-03-14
    listed $269,900 Active
22. 2010-07-21
    soldstatus $95,000
23. 2010-07-21
    soldstatus $95,000
24. 2008-07-03
    soldstatus $127,000
25. 2004-12-29
    soldstatus $155,000
26. 2003-12-29
    soldstatus $118,000
27. 1988-05-06
    soldstatus $39,000
28. 1974-03-01
    soldstatus $26,400

ⓘ 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: $2,955 · $246/mo
• Projected year-2 tax: $2,955 · $246/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 · 28 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: $43,889
• − Mortgage interest: −$14,508
• − Property taxes: −$2,955
• − Insurance: −$6,414
• − Repairs & maintenance: −$3,511
• − Management: −$3,511
• − HOA: −$6,600
• − Depreciation: −$7,535
• Taxable loss: −$1,144
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $2,680/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

+881.1% since first listed

15 events — show timeline

• 2026-05-23 Listed $259,000 MARMLS
• 2026-05-09 Listing Removed — MARMLS
• 2026-04-16 Listed for Rent $2,100 MARMLS
• 2026-01-09 Listed $259,000 MARMLS
• 2025-09-23 Listing Removed — MARMLS
• 2025-06-25 Listed $269,900 MARMLS
• 2025-06-14 Listing Removed — MARMLS
• 2025-03-14 Listed $269,900 MARMLS
• 2010-07-21 Sold (MLS) $95,000 MARMLS
• 2010-07-21 Sold (Public Records) $95,000 Public Records
• 2008-07-03 Sold (MLS) $127,000 MARMLS
• 2004-12-29 Sold (Public Records) $155,000 Public Records
• 2003-12-29 Sold (Public Records) $118,000 Public Records
• 1988-05-06 Sold (Public Records) $39,000 Public Records
• 1974-03-01 Sold (Public Records) $26,400 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,955 · +1.2% YoY. Source: county tax records.