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

$154,999

1 bd · 1.0 ba · 865 sqft · Condo public records · 163 Days on market

Built 1971 $772/mo HOA · 20% 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 +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
• 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

Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

Key facts

• Fitness center
• Swimming pool
• Modern kitchen

Tags

• MODERN KITCHEN
• SWIMMING POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Quarterly association fee of $2,315; Association amenities include boat dock, clubhouse, elevators, fitness center, barbecue, picnic area, pool, sauna, and trash service; Association fee covers amenities

Exterior

• Parking: One designated parking space
• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Condominium in an 8-story building; Entry on level 6; Attached property; Has a view
• Construction: Block construction
• Exterior features: Balcony (screened); Canal-front waterfront

Interior

• Bedrooms: Main-level primary bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: First-floor entry; Main-level primary bedroom; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,800/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 $2k of equity ($1k loan paydown + $817 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $34k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 34% 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 20% 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 $136,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1971 — 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: 2.45% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.44%
• DSCR: 2.44
• GRM: 3.4

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: 19.1%
• Equity multiple: 1.92×
• Total profit: $39,961
• Equity at exit: $49,134

10-year hold

• IRR: 20.7%
• Equity multiple: 3.16×
• Total profit: $93,643
• Equity at exit: $62,464

Cash invested: $43,400 (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: 1870
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$772
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $747

Break-even live

Break-even rent $2,855

Max offer price $154,999

Occupancy floor 75%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $772 · $9,264/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $154,999 Active 163 DOM
2. 2026-06-17
   days on market $154,999 Active 162 DOM
3. 2026-06-16
   days on market $154,999 Active 161 DOM
4. 2026-06-15
   days on market $154,999 Active 160 DOM
5. 2026-06-13
   days on market $154,999 Active 158 DOM
6. 2026-06-09
   days on market $154,999 Active 154 DOM
7. 2026-06-08
   days on market $154,999 Active 153 DOM
8. 2026-06-07
   days on market $154,999 Active 152 DOM
9. 2026-06-04
   days on market $154,999 Active 149 DOM
10. 2026-06-03
    days on market $154,999 Active 148 DOM
11. 2026-06-02
    days on market $154,999 Active 147 DOM
12. 2026-06-01
    days on market $154,999 Active 146 DOM
13. 2026-05-31
    days on market $154,999 Active 145 DOM
14. 2026-04-28
    price $154,999
15. 2026-04-13
    price $159,000
16. 2026-04-03
    price $164,999
17. 2026-03-03
    price $168,000
18. 2026-01-30
    price $173,499
19. 2026-01-23
    price $179,900
20. 2026-01-08
    price $184,999
21. 2026-01-06
    listed $189,000 Active
22. 2025-07-03
    historical
23. 2025-03-16
    price $194,500
24. 2025-02-22
    historical $1,774
25. 2025-02-11
    price $1,774
26. 2025-02-10
    price $198,900
27. 2025-02-05
    price $1,775
28. 2025-01-16
    price $199,000
29. 2025-01-14
    price $1,795
30. 2024-12-03
    price $1,799
31. 2024-12-03
    listed $205,000 Active
32. 2024-11-04
    price $1,899
33. 2024-10-22
    listed $1,999
34. 2019-02-28
    soldstatus $115,400 Sold 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

35. 2019-01-27
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

36. 2018-12-27
    price $114,900 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

37. 2018-11-30
    status Active 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

38. 2018-10-28
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

39. 2018-10-11
    price $124,500 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

40. 2018-09-23
    price $134,900 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

41. 2018-08-17
    listed $148,720 Active 744-char remark

    Show marketing remark (744 chars)

    Reduced for a Quick Sale! REO. Remarkable opportunity to own this Bank Owned 1 Bed/1.5 Bath condo within Eastern Shores. Unit has wonderful views of the canal. Spacious 865 square foot unit with a screened in patio. Association allows for the rental of boat docks. 5 minute boat ride to Haulover. Close proximity to the beaches, parks and recreation. Don't miss this opportunity to own this condo unit within the gated and patrolled neighborhood of Eastern Shores. This unit is desirable for both owners and investors alike. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale.

42. 2003-04-10
    soldstatus $91,000

ⓘ 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 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 · 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: $45,605
• − Mortgage interest: −$8,682
• − Property taxes: −$2,158
• − Insurance: −$5,893
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$9,264
• − Depreciation: −$4,509
• Taxable income: $7,802
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $7,086/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
• 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: 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

+70.3% since first listed

29 events — show timeline

• 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.