3660 NE 166th St #607 · North Miami Beach, FL 33160

$147,900

1 bd · 1.0 ba · 865 sqft · Condo public records · 34 Days on market

Built 1971 Good condition Garage $171/sqft · 6% below area Est $157k · 6% under · waterfront $773/mo HOA · 28% 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 +25.9/30.0
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0

Listing remarks

Lowest price per sq. ft. in Eastern Shores—don’t miss this waterfront deal. 865 sq. ft. condo at White House Condo with canal views and Sunny Isles skyline. Spacious layout with large living area, half bath for guests, kitchen with breakfast nook, and a bedroom retreat featuring a walk-in closet and Jacuzzi tub. Located in a guard-gated community with 24-hour security, just steps from Intracoastal Mall—restaurants like Duffy's, Lique, The Seagrill and others plus an iMac Movie theatre, shopping, Winn-Dixie, TJ Maxx, and more. Hurry, will sell FAST!

Key facts

• Waterfront pool
• Bbq areas
• Canal views

Tags

• CANAL VIEWS
• GUARD GATED COMMUNITY
• 24 HOUR SECURITY
• STEPS FROM INTRACOASTAL MALL
• WATERFRONT POOL
• BBQ AREAS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $148k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (7.3% below list).
• Meets the 1% rule at list price ($3k rent vs $148k).
• Recommended offer: $137k (7.3% below list) — sets the bar for cash-flow.
• Cap rate 9.3% vs local median 3.8% 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.
• Zoned schools: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% 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).
• Market conditions: Rents flat; 2152 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,728/mo this rent would consume 49% of the median local household income ($67k/yr) (locally 17% 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 $2k of equity ($1k loan paydown + $779 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 $115k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,102 (7.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.84% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $157,000
• List price: $147,900
• Delta: -5.80%
• Verdict: FAIR
• Comps: 3 within 6.0 mi

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.78×
• Total profit: $-9,285
• Equity at exit: $46,883

10-year hold

• IRR: -1.9%
• Equity multiple: 0.80×
• Total profit: $-8,086
• Equity at exit: $59,603

Cash invested: $41,412 (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 →

Active competition Active MLS

• For sale now: 11 active · 9 under contract
• Median asking: $250,000 ($324/sqft)
• Median days on market: 168 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -43.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 2152
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,728 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$773
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-61

Break-even live

Break-even rent $2,806

Max offer price $137,102

Occupancy floor 97%

Sensitivity live

Price	-10% $23	-5% $-19	+0% $-61	+5% $-103	+10% $-145
Rent	-10% $-277	-5% $-169	+0% $-61	+5% $47	+10% $154
Rate	-1.0pp $13	-0.5pp $-24	base $-61	+0.5pp $-99	+1.0pp $-138

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: $36,975
• Closing costs: $4,437
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets allowed
• HOA & community: Quarterly association feeAssociation amenities include boat dock, clubhouse, laundry, barbecue/picnic area, pool, trash service, and elevatorsAssociation fees cover amenities, common areas, HVAC, laundry, grounds maintenance, structure maintenance, parking, pools, recreation facilities and sewer

Exterior

• Parking: Detached garage (1 space)One covered space
• Security: Complex fenced
• Utilities: Water: connectedSewer: included in associationPower: connected
• Home design: Attached property (multi-unit)8 total storiesEntry located on level 6Resale unitCanal-front with canal accessHas a view
• Construction: Block construction
• Exterior features: BalconyScreened balconyBarbecueFenceComplex is fencedAssociation pool

Interior

• Kitchen: Electric rangeMicrowaveRefrigeratorEat-in kitchenBreakfast area
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroomJetted tubBathtub
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Accessible hallway(s)Bedroom on main levelBreakfast areaBathtubEat-in kitchenHandicap accessJetted tubLiving/dining room
• Laundry & utility: Common area laundry

HOA detail $773/mo · $9,276/yr condo

• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $147,900 Active 34 DOM
2. 2026-08-06
   days on market $147,900 Active 32 DOM
3. 2026-08-05
   days on market $147,900 Active 31 DOM
4. 2026-08-04
   days on market $147,900 Active 30 DOM
5. 2026-08-03
   days on market $147,900 Active 29 DOM
6. 2026-07-31
   days on market $147,900 Active 26 DOM
7. 2026-07-28
   days on market $147,900 Active 23 DOM
8. 2026-07-26
   days on market $147,900 Active 21 DOM
9. 2026-07-24
   days on market $147,900 Active 19 DOM
10. 2026-07-23
    days on market $147,900 Active 18 DOM
11. 2026-07-22
    days on market $147,900 Active 17 DOM
12. 2026-07-21
    days on market $147,900 Active 16 DOM
13. 2026-07-20
    days on market $147,900 Active 15 DOM
14. 2026-07-18
    days on market $147,900 Active 13 DOM
15. 2026-07-18
    days on market $147,900 Active 12 DOM
16. 2026-07-16
    days on market $147,900 Active 11 DOM
17. 2026-07-15
    days on market $147,900 Active 10 DOM
18. 2026-07-14
    days on market $147,900 Active 9 DOM
19. 2026-07-13
    days on market $147,900 Active 8 DOM
20. 2026-07-13
    days on market $147,900 Active 7 DOM
21. 2026-07-11
    days on market $147,900 Active 6 DOM
22. 2026-07-10
    days on market $147,900 Active 5 DOM
23. 2026-07-09
    days on market $147,900 Active 4 DOM
24. 2026-07-07
    days on market $147,900 Active 2 DOM
25. 2026-07-06
    remarks 675-char remark
26. 2026-07-06
    pricedays on marketlisting id $147,900 Active 1 DOM
27. 2026-07-04
    days on market $149,900 Active 175 DOM
28. 2026-07-02
    statusdays on market $149,900 Active 174 DOM
29. 2026-06-28
    status $149,900 Pending 173 DOM
30. 2026-06-28
    days on market $149,900 Active 173 DOM
31. 2026-06-27
    days on market $149,900 Active 172 DOM
32. 2026-06-26
    days on market $149,900 Active 171 DOM
33. 2026-06-24
    remarks 652-char remark
34. 2026-06-24
    pricedays on market $149,900 Active 169 DOM
35. 2026-06-21
    days on market $154,999 Active 166 DOM
36. 2026-06-18
    days on market $154,999 Active 163 DOM
37. 2026-06-17
    days on market $154,999 Active 162 DOM
38. 2026-06-16
    days on market $154,999 Active 161 DOM
39. 2026-06-15
    days on market $154,999 Active 160 DOM
40. 2026-06-13
    days on market $154,999 Active 158 DOM
41. 2026-06-09
    days on market $154,999 Active 154 DOM
42. 2026-06-08
    days on market $154,999 Active 153 DOM
43. 2026-06-07
    days on market $154,999 Active 152 DOM
44. 2026-06-04
    days on market $154,999 Active 149 DOM
45. 2026-06-03
    days on market $154,999 Active 148 DOM
46. 2026-06-02
    days on market $154,999 Active 147 DOM
47. 2026-06-01
    days on market $154,999 Active 146 DOM
48. 2026-05-31
    days on market $154,999 Active 145 DOM
49. 2026-04-28
    price $154,999
50. 2026-04-13
    price $159,000

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 · 27 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: $32,741
• − Mortgage interest: −$8,285
• − Property taxes: −$2,158
• − Insurance: −$5,858
• − Repairs & maintenance: −$2,619
• − Management: −$2,619
• − HOA: −$9,276
• − Depreciation: −$4,303
• Taxable loss: −$2,376
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $-163/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,325–$12,975 screening

This waterfront condo is in good condition with minimal repairs needed. It offers a great location and has a good resale and rental value.

Repairs flagged

• Minor Balcony railings — The railings appear to have some minor wear and tear.

Value-add opportunities

• Resale Paint exterior walls — Painting the exterior walls can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Replace or clean windows — Clean or replace windows can improve energy efficiency and reduce utility costs, making the home more attractive to renters. ↑
• Both Upgrade HVAC and mechanical systems — Upgrading HVAC and mechanical systems can improve the home's comfort and energy efficiency, making it more attractive to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Middle Highland Oaks Middle School F FL #373/571 Nat'l #6,151/14,009 High Alonzo & Tracy Mourning Senior High School F FL #244/667 Nat'l #7,320/17,239

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

A Composite livability gradescore 82/100

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 · 3,126,439 people
• City population: 90,324
• 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: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets allowed
• HOA & community: Quarterly association feeAssociation amenities include boat dock, clubhouse, laundry, barbecue/picnic area, pool, trash service, and elevatorsAssociation fees cover amenities, common areas, HVAC, laundry, grounds maintenance, structure maintenance, parking, pools, recreation facilities and sewer

Exterior

• Parking: Detached garage (1 space)One covered space
• Security: Complex fenced
• Utilities: Water: connectedSewer: included in associationPower: connected
• Home design: Attached property (multi-unit)8 total storiesEntry located on level 6Resale unitCanal-front with canal accessHas a view
• Construction: Block construction
• Exterior features: BalconyScreened balconyBarbecueFenceComplex is fencedAssociation pool

Interior

• Kitchen: Electric rangeMicrowaveRefrigeratorEat-in kitchenBreakfast area
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroomJetted tubBathtub
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Accessible hallway(s)Bedroom on main levelBreakfast areaBathtubEat-in kitchenHandicap accessJetted tubLiving/dining room
• Laundry & utility: Common area laundry

Price history

+62.5% since first listed

34 events — show timeline

• 2026-07-05 Listed $147,900 MARMLS
• 2026-07-04 Listing Removed — MARMLS
• 2026-07-01 Relisted — MARMLS
• 2026-06-28 Pending — MARMLS
• 2026-06-22 Price Changed $149,900 MARMLS
• 2026-04-28 Price Changed $154,999 MARMLS
• 2026-04-13 Price Changed $159,000 MARMLS
• 2026-04-03 Price Changed $164,999 MARMLS
• 2026-03-03 Price Changed $168,000 MARMLS
• 2026-01-30 Price Changed $173,499 MARMLS
• 2026-01-23 Price Changed $179,900 MARMLS
• 2026-01-08 Price Changed $184,999 MARMLS
• 2026-01-06 Listed $189,000 MARMLS
• 2025-07-03 Listing Removed — MARMLS
• 2025-03-16 Price Changed $194,500 MARMLS
• 2025-02-22 Rental Removed $1,774 MARMLS
• 2025-02-11 Price Changed $1,774 MARMLS
• 2025-02-10 Price Changed $198,900 MARMLS
• 2025-02-05 Price Changed $1,775 MARMLS
• 2025-01-16 Price Changed $199,000 MARMLS
• 2025-01-14 Price Changed $1,795 MARMLS
• 2024-12-03 Price Changed $1,799 MARMLS
• 2024-12-03 Listed $205,000 MARMLS
• 2024-11-04 Price Changed $1,899 MARMLS
• 2024-10-22 Listed for Rent $1,999 MARMLS
• 2019-02-28 Sold (MLS) $115,400 MARMLS
• 2019-01-27 Pending — MARMLS
• 2018-12-27 Price Changed $114,900 MARMLS
• 2018-11-30 Relisted — MARMLS
• 2018-10-28 Pending — MARMLS
• 2018-10-11 Price Changed $124,500 MARMLS
• 2018-09-23 Price Changed $134,900 MARMLS
• 2018-08-17 Listed $148,720 MARMLS
• 2003-04-10 Sold (Public Records) $91,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,158 · +6.3% YoY. Source: county tax records.