210 172nd St #128 · Sunny Isles Beach, FL 33160

$255,000

1 bd · 1.0 ba · 725 sqft · Condo public records · 243 Days on market

Built 1974 $560/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 +26.0/30.0
• 1% rule +9.3/10.0
• DSCR +8.7/10.0
• 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

Beautifully renovated 1BR + Den / 1.5BA condo in the gated Avila community, just one block from the beach! Prime location where you can truly live in Sunny Isles without a car — with private gate to plazas featuring shops, grocery stores, gyms, and restaurants, plus A-rated schools nearby. The unit offers a bright kitchen with breakfast area, walk-in closet, and a versatile den that can serve as a 2nd bedroom or office. Sold furnished, includes assigned parking & storage. Enjoy pool, gym, clubhouse & 24-hr security. Excellent investment with long-term tenant paying $2,500/month. Low HOA $560 includes cable, water & landscaping.

Key facts

• Gated community
• Bright kitchen
• Versatile den

Tags

• GATED COMMUNITY
• PRIVATE GATE TO PLAZAS
• A RATED SCHOOLS NEARBY
• BRIGHT KITCHEN
• WALK IN CLOSET
• VERSATILE DEN

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee covers common areas, laundry, building maintenance, parking, pest control, pool(s), trash and water; Association amenities include fitness center, laundry, pool and elevators

Exterior

• Parking: Detached garage; Guest parking; One covered space (garage)
• Security: Complex fenced; Fire alarm; Key card entry; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 5-story building; Entry on level 1; Exterior lighting
• Construction: Block construction; Resale property
• Exterior features: Deck; Fence; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Breakfast area; First-floor entry; Handicap access; Kitchen island; Custom mirrors; Main living area on entry level; Tub with shower; Walk-in closet(s); Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,658/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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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.

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 $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1974 — 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: 1.43% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 5.8

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: 1.5%
• Equity multiple: 1.07×
• Total profit: $5,136
• Equity at exit: $80,833

10-year hold

• IRR: 4.6%
• Equity multiple: 1.50×
• Total profit: $35,345
• Equity at exit: $102,764

Cash invested: $71,400 (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: 1878
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,658 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$256 /mo · $3,066/yr
• Insurance: −$106
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$560
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $204

Break-even live

Break-even rent $3,399

Max offer price $255,000

Occupancy floor 89%

Sensitivity live

Price	-10% $349	-5% $277	+0% $204	+5% $132	+10% $60
Rent	-10% $-85	-5% $60	+0% $204	+5% $349	+10% $493
Rate	-1.0pp $333	-0.5pp $269	base $204	+0.5pp $138	+1.0pp $71

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Likely covers: watercablelandscapingpoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   days on market $255,000 Active 243 DOM
2. 2026-06-18
   days on market $255,000 Active 240 DOM
3. 2026-06-17
   days on market $255,000 Active 239 DOM
4. 2026-06-16
   days on market $255,000 Active 238 DOM
5. 2026-06-15
   days on market $255,000 Active 237 DOM
6. 2026-06-13
   days on market $255,000 Active 235 DOM
7. 2026-06-09
   days on market $255,000 Active 231 DOM
8. 2026-06-08
   days on market $255,000 Active 230 DOM
9. 2026-06-08
   days on market $255,000 Active 229 DOM
10. 2026-06-04
    days on market $255,000 Active 226 DOM
11. 2026-06-03
    days on market $255,000 Active 225 DOM
12. 2026-06-02
    days on market $255,000 Active 224 DOM
13. 2026-06-01
    days on market $255,000 Active 223 DOM
14. 2026-05-31
    days on market $255,000 Active 222 DOM
15. 2026-05-18
    price $255,000
16. 2026-01-06
    price $259,900
17. 2025-10-21
    listed $265,000 Active
18. 2025-06-30
    historical
19. 2025-03-17
    listed $267,000 Active
20. 2025-02-21
    historical
21. 2025-02-04
    price $267,000
22. 2024-10-21
    price $265,000
23. 2024-09-26
    listed $269,000 Active
24. 2024-06-24
    historical
25. 2024-05-01
    price $270,000
26. 2024-05-01
    status Active
27. 2024-04-19
    historical Active Under Contract
28. 2024-04-15
    price $275,000
29. 2024-03-21
    price $280,000
30. 2024-02-03
    price $279,000
31. 2024-01-22
    price $284,500
32. 2023-12-08
    price $284,000
33. 2023-11-18
    listed $295,000 Active
34. 2023-11-16
    historical
35. 2023-10-01
    status Active
36. 2023-08-29
    historical Active Under Contract
37. 2023-08-17
    price $299,000
38. 2023-06-09
    listed $305,000 Active
39. 2023-03-17
    soldstatus $245,000
40. 2023-02-23
    soldstatus $206,000
41. 2014-03-07
    soldstatus $121,000
42. 2014-03-05
    soldstatus $121,000 Sold
43. 2014-02-05
    status Pending
44. 2013-12-10
    listed $129,000 Active
45. 2009-04-09
    soldstatus $59,900
46. 2006-03-07
    soldstatus $227,000
47. 1979-04-01
    soldstatus $25,000
48. 1975-12-01
    soldstatus $18,600

ⓘ 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: $3,066 · $256/mo
• Projected year-2 tax: $3,066 · $256/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: $43,899
• − Mortgage interest: −$14,284
• − Property taxes: −$3,066
• − Insurance: −$6,394
• − Repairs & maintenance: −$3,512
• − Management: −$3,512
• − HOA: −$6,720
• − Depreciation: −$7,418
• Taxable loss: −$1,007
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $2,695/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

+1271.0% since first listed

34 events — show timeline

• 2026-05-18 Price Changed $255,000 MARMLS
• 2026-01-06 Price Changed $259,900 MARMLS
• 2025-10-21 Listed $265,000 MARMLS
• 2025-06-30 Listing Removed — MARMLS
• 2025-03-17 Listed $267,000 MARMLS
• 2025-02-21 Listing Removed — MARMLS
• 2025-02-04 Price Changed $267,000 MARMLS
• 2024-10-21 Price Changed $265,000 MARMLS
• 2024-09-26 Listed $269,000 MARMLS
• 2024-06-24 Listing Removed — MARMLS
• 2024-05-01 Price Changed $270,000 MARMLS
• 2024-05-01 Relisted — MARMLS
• 2024-04-19 Contingent — MARMLS
• 2024-04-15 Price Changed $275,000 MARMLS
• 2024-03-21 Price Changed $280,000 MARMLS
• 2024-02-03 Price Changed $279,000 MARMLS
• 2024-01-22 Price Changed $284,500 MARMLS
• 2023-12-08 Price Changed $284,000 MARMLS
• 2023-11-18 Listed $295,000 MARMLS
• 2023-11-16 Listing Removed — MARMLS
• 2023-10-01 Relisted — MARMLS
• 2023-08-29 Contingent — MARMLS
• 2023-08-17 Price Changed $299,000 MARMLS
• 2023-06-09 Listed $305,000 MARMLS
• 2023-03-17 Sold (Public Records) $245,000 Public Records
• 2023-02-23 Sold (Public Records) $206,000 Public Records
• 2014-03-07 Sold (Public Records) $121,000 Public Records
• 2014-03-05 Sold (MLS) $121,000 MARMLS
• 2014-02-05 Pending — MARMLS
• 2013-12-10 Listed $129,000 MARMLS
• 2009-04-09 Sold (MLS) $59,900 MARMLS
• 2006-03-07 Sold (Public Records) $227,000 Public Records
• 1979-04-01 Sold (Public Records) $25,000 Public Records
• 1975-12-01 Sold (Public Records) $18,600 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,066 · -8.6% YoY. Source: county tax records.