3860 NE 170th St #310 · North Miami Beach, FL 33160

$249,999

1 bd · 1.0 ba · 1,032 sqft · Condo public records · 108 Days on market

Built 1973 $650/mo HOA · 17% 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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

Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

Key facts

• Community pool
• Waterfront living
• Elevator access

Tags

• LARGE PRIVATE BALCONY
• WATERFRONT LIVING
• WELL-MAINTAINED BUILDING
• SECURED ENTRY
• ELEVATOR ACCESS
• COMMUNITY POOL

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets allowed (size limit; pets over 20 lbs allowed)
• HOA & community: Monthly association fee of $650; Association amenities include boat dock, laundry, pool, and elevator(s); Association fee covers amenities, common areas, hot water, laundry, grounds and structure maintenance, parking, pools, recreation facilities, reserve fund, roof, sewer, security, and water

Exterior

• Parking: Covered parking (1 space); 1-car garage
• Security: Secured elevator; Secured lobby; Intercom; Phone entry
• Utilities: Water service; Sewer service; Electric power
• Home design: Attached property; Entry on level 3; 4-story building; Has a view; Canal-front waterfront
• Construction: Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood and wood flooring; Other 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 $250k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 1870 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,802/mo this rent would consume 68% 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $137k; list at $250k implies a 82% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.52% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• 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: 1.6%
• Equity multiple: 1.07×
• Total profit: $5,234
• Equity at exit: $79,248

10-year hold

• IRR: 4.6%
• Equity multiple: 1.49×
• Total profit: $34,206
• Equity at exit: $100,748

Cash invested: $70,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,802 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$303 /mo · $3,635/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $209

Break-even live

Break-even rent $3,538

Max offer price $249,999

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$18,000	$7.74	2d	9	1.25mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $249,999 Active 108 DOM
2. 2026-06-17
   days on market $249,999 Active 107 DOM
3. 2026-06-16
   days on market $249,999 Active 106 DOM
4. 2026-06-15
   days on market $249,999 Active 105 DOM
5. 2026-06-13
   days on market $249,999 Active 103 DOM
6. 2026-06-09
   days on market $249,999 Active 99 DOM
7. 2026-06-08
   days on market $249,999 Active 98 DOM
8. 2026-06-07
   days on market $249,999 Active 97 DOM
9. 2026-06-04
   days on market $249,999 Active 94 DOM
10. 2026-06-03
    days on market $249,999 Active 93 DOM
11. 2026-06-02
    days on market $249,999 Active 92 DOM
12. 2026-06-01
    days on market $249,999 Active 91 DOM
13. 2026-05-31
    days on market $249,999 Active 90 DOM
14. 2026-03-02
    listed $249,999 Active
15. 2020-12-14
    soldstatus $137,000
16. 2020-12-02
    soldstatus $137,000 Closed 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

17. 2020-10-24
    historical Active Under Contract 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

18. 2020-10-12
    price $144,500 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

19. 2020-10-09
    status Active 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

20. 2020-09-28
    historical Active Under Contract 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

21. 2020-08-11
    price $149,500 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

22. 2020-07-30
    price $164,500 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

23. 2020-07-16
    price $169,900 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

24. 2020-06-24
    listed $174,900 Active 349-char remark

    Show marketing remark (349 chars)

    Bright and spacious, recently renovated unit on a quiet street in Eastern Shores. New laminate floors, LED lighting, fresh paint and renovated ceilings throughout. Unit features 1 bed. 1.5 baths, lots of closet space, covered parking space. Condo is located right on the canal; lovely water views from the pool with a small grill for your enjoyment.

25. 2015-10-14
    soldstatus $100,000
26. 2015-10-13
    soldstatus $100,000 Sold 500-char remark

    Show marketing remark (500 chars)

    Great neighborhood. Everything you need within easy reach. Great intracoastal mall within a few blocks, with theaters, super market, all kinds of stores. and close to access roads to two airports, , best of all only minutes to the beach. Large apartment needs upgrading but very well worth doing at this affordable price. Bldg. also in process of upgrading. .You know the value is in " LOCATION, LOCATION, LOCATION Rec. lease pymt. included in maintenance. SPEC. ASSESSMENT NOT YET DETERMINED

27. 2015-08-21
    status Pending 500-char remark

    Show marketing remark (500 chars)

    Great neighborhood. Everything you need within easy reach. Great intracoastal mall within a few blocks, with theaters, super market, all kinds of stores. and close to access roads to two airports, , best of all only minutes to the beach. Large apartment needs upgrading but very well worth doing at this affordable price. Bldg. also in process of upgrading. .You know the value is in " LOCATION, LOCATION, LOCATION Rec. lease pymt. included in maintenance. SPEC. ASSESSMENT NOT YET DETERMINED

28. 2015-07-29
    price $127,900 500-char remark

    Show marketing remark (500 chars)

    Great neighborhood. Everything you need within easy reach. Great intracoastal mall within a few blocks, with theaters, super market, all kinds of stores. and close to access roads to two airports, , best of all only minutes to the beach. Large apartment needs upgrading but very well worth doing at this affordable price. Bldg. also in process of upgrading. .You know the value is in " LOCATION, LOCATION, LOCATION Rec. lease pymt. included in maintenance. SPEC. ASSESSMENT NOT YET DETERMINED

29. 2015-04-01
    price $129,900 500-char remark

    Show marketing remark (500 chars)

    Great neighborhood. Everything you need within easy reach. Great intracoastal mall within a few blocks, with theaters, super market, all kinds of stores. and close to access roads to two airports, , best of all only minutes to the beach. Large apartment needs upgrading but very well worth doing at this affordable price. Bldg. also in process of upgrading. .You know the value is in " LOCATION, LOCATION, LOCATION Rec. lease pymt. included in maintenance. SPEC. ASSESSMENT NOT YET DETERMINED

30. 2014-11-03
    listed $135,000 Active 500-char remark

    Show marketing remark (500 chars)

    Great neighborhood. Everything you need within easy reach. Great intracoastal mall within a few blocks, with theaters, super market, all kinds of stores. and close to access roads to two airports, , best of all only minutes to the beach. Large apartment needs upgrading but very well worth doing at this affordable price. Bldg. also in process of upgrading. .You know the value is in " LOCATION, LOCATION, LOCATION Rec. lease pymt. included in maintenance. SPEC. ASSESSMENT NOT YET DETERMINED

31. 1993-07-29
    soldstatus $42,000
32. 1973-09-01
    soldstatus $26,900

ⓘ 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: $3,635 · $303/mo
• Projected year-2 tax: $3,635 · $303/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 · 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: $45,622
• − Mortgage interest: −$14,004
• − Property taxes: −$3,635
• − Insurance: −$6,368
• − Repairs & maintenance: −$3,650
• − Management: −$3,650
• − HOA: −$7,800
• − Depreciation: −$7,273
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $2,688/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

+829.4% since first listed

19 events — show timeline

• 2026-03-02 Listed $249,999 MARMLS
• 2020-12-14 Sold (Public Records) $137,000 Public Records
• 2020-12-02 Sold (MLS) $137,000 MARMLS
• 2020-10-24 Contingent — MARMLS
• 2020-10-12 Price Changed $144,500 MARMLS
• 2020-10-09 Relisted — MARMLS
• 2020-09-28 Contingent — MARMLS
• 2020-08-11 Price Changed $149,500 MARMLS
• 2020-07-30 Price Changed $164,500 MARMLS
• 2020-07-16 Price Changed $169,900 MARMLS
• 2020-06-24 Listed $174,900 MARMLS
• 2015-10-14 Sold (Public Records) $100,000 Public Records
• 2015-10-13 Sold (MLS) $100,000 MARMLS
• 2015-08-21 Pending — MARMLS
• 2015-07-29 Price Changed $127,900 MARMLS
• 2015-04-01 Price Changed $129,900 MARMLS
• 2014-11-03 Listed $135,000 MARMLS
• 1993-07-29 Sold (Public Records) $42,000 Public Records
• 1973-09-01 Sold (Public Records) $26,900 Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,635 · +1.7% YoY. Source: county tax records.