16919 N Bay Rd #118 · Sunny Isles Beach, FL 33160

$225,000

1 bd · 1.0 ba · 767 sqft · Condo public records · 167 Days on market

Built 1979 $564/mo HOA · 15% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nestled in the coveted Sunny Isles neighborhood, this 1-bedroom, 1.5-bathroom condominium offers an excellent opportunity for both renovation enthusiasts and investors. Featuring a convenient layout, the unit provides a comfortable living space with ample potential for customization. Located in a desirable area, residents can enjoy easy access to nearby amenities and attractions, including pristine beaches, upscale dining, and vibrant entertainment options. With its promising canvas awaiting transformation, this condominium offers a blank slate for those looking to create their ideal coastal retreat in one of South Florida’s most sought-after locations.

Key facts

• $564 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee covers amenities, cable TV, security, and water; Association amenities include fitness center, pool, tennis courts, and trash

Exterior

• Parking: 1 covered parking space; 1-car garage
• Security: Intercom; Security guard
• Utilities: Water included in association fee
• Home design: Attached property; 10 stories; Resale property; Entry on level 1
• Construction: Block construction
• Exterior features: Tennis courts; Association pool; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#20 in FL, #434 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, crime 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.
• Zoned schools: Norman S. Edelcup/Sunny Isles Beach K-8 (math 68% / reading 69%, grade B+, #409 of 2,144 statewide, top 20%, 2,231 students, 30% 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) — zoned schools average 43% FRL vs 64% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• 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).

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.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 11742% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $225k implies a 88% 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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?
9. 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.
10. 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.
11. 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: 1.68% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.85%
• DSCR: 1.75
• GRM: 5.0

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: 7.0%
• Equity multiple: 1.34×
• Total profit: $21,195
• Equity at exit: $71,323

10-year hold

• IRR: 9.6%
• Equity multiple: 2.02×
• Total profit: $64,478
• Equity at exit: $90,674

Cash invested: $63,000 (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: 1879
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,779 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$263 /mo · $3,162/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$564
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $458

Break-even live

Break-even rent $3,200

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $585	-5% $522	+0% $458	+5% $394	+10% $331
Rent	-10% $159	-5% $309	+0% $458	+5% $607	+10% $757
Rate	-1.0pp $571	-0.5pp $515	base $458	+0.5pp $400	+1.0pp $340

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $564 · $6,768/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $225,000 Active 167 DOM
2. 2026-06-18
   days on market $225,000 Active 164 DOM
3. 2026-06-17
   days on market $225,000 Active 163 DOM
4. 2026-06-16
   days on market $225,000 Active 162 DOM
5. 2026-06-15
   days on market $225,000 Active 161 DOM
6. 2026-06-13
   days on market $225,000 Active 159 DOM
7. 2026-06-09
   days on market $225,000 Active 155 DOM
8. 2026-06-08
   days on market $225,000 Active 154 DOM
9. 2026-06-07
   days on market $225,000 Active 153 DOM
10. 2026-06-04
    days on market $225,000 Active 150 DOM
11. 2026-06-03
    days on market $225,000 Active 149 DOM
12. 2026-06-02
    days on market $225,000 Active 148 DOM
13. 2026-06-01
    days on market $225,000 Active 147 DOM
14. 2026-05-31
    days on market $225,000 Active 146 DOM
15. 2026-03-24
    price $225,000
16. 2026-01-28
    historical $1,900
17. 2026-01-06
    listed $1,900
18. 2026-01-05
    listed $235,000 Active
19. 2025-09-19
    historical
20. 2025-07-03
    price $255,000
21. 2024-12-21
    price $260,000
22. 2024-09-20
    listed $280,000 Active
23. 2024-09-20
    historical
24. 2024-07-03
    historical $1,800
25. 2024-04-25
    price $280,000
26. 2024-04-24
    price $1,800
27. 2024-04-13
    price $1,900
28. 2024-04-04
    listed $2,000
29. 2024-03-29
    historical $2,000
30. 2024-03-29
    listed $285,000 Active
31. 2024-03-21
    listed $2,000
32. 2024-02-27
    historical $2,200
33. 2024-02-09
    listed $2,200
34. 2012-06-27
    soldstatus $120,000
35. 2012-06-18
    soldstatus $120,000
36. 1996-04-15
    soldstatus $45,000

ⓘ 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: $3,162 · $263/mo
• Projected year-2 tax: $3,162 · $263/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 · 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: $45,352
• − Mortgage interest: −$12,603
• − Property taxes: −$3,162
• − Insurance: −$6,244
• − Repairs & maintenance: −$3,628
• − Management: −$3,628
• − HOA: −$6,768
• − Depreciation: −$6,545
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $4,830/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

+400.0% since first listed

22 events — show timeline

• 2026-03-24 Price Changed $225,000 MARMLS
• 2026-01-28 Rental Removed $1,900 MARMLS
• 2026-01-06 Listed for Rent $1,900 MARMLS
• 2026-01-05 Listed $235,000 MARMLS
• 2025-09-19 Listing Removed — MARMLS
• 2025-07-03 Price Changed $255,000 MARMLS
• 2024-12-21 Price Changed $260,000 MARMLS
• 2024-09-20 Listing Removed — MARMLS
• 2024-09-20 Listed $280,000 MARMLS
• 2024-07-03 Rental Removed $1,800 MARMLS
• 2024-04-25 Price Changed $280,000 MARMLS
• 2024-04-24 Price Changed $1,800 MARMLS
• 2024-04-13 Price Changed $1,900 MARMLS
• 2024-04-04 Listed for Rent $2,000 MARMLS
• 2024-03-29 Rental Removed $2,000 MARMLS
• 2024-03-29 Listed $285,000 MARMLS
• 2024-03-21 Listed for Rent $2,000 MARMLS
• 2024-02-27 Rental Removed $2,200 MARMLS
• 2024-02-09 Listed for Rent $2,200 MARMLS
• 2012-06-27 Sold (MLS) $120,000 MARMLS
• 2012-06-18 Sold (Public Records) $120,000 Public Records
• 1996-04-15 Sold (Public Records) $45,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,162 · -0.6% YoY. Source: county tax records.