210 172nd St #127 · Sunny Isles Beach, FL 33160

$175,000

1 bd · 1.0 ba · 725 sqft · Townhouse public records · 13 Days on market

Built 1974 Fair condition 1-car garage $241/sqft · 32% below area Est $259k · 32% under $490/mo HOA · 16% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Schools +5.1/10.0
• Livability +4.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0

Listing remarks

* * Live the Sunny Isles Beach Lifestyle – Perfect for Living, Investing, or Renting! * * Welcome to * * 210 172nd Street, Unit 127 * * in the heart of beautiful Sunny Isles Beach! This spacious * * 1-bedroom, 1.5-bath residence with a den * * offers an incredible opportunity to own or invest in one of South Florida's most desirable coastal communities. Located just * * steps from the world-famous white sand beaches of Sunny Isles Beach * * , you'll enjoy the ultimate beach lifestyle while being surrounded by some of South Florida's most prestigious * * multi-million-dollar oceanfront condominiums * * .

Key facts

• Nearby parks
• Easy access to miami
• $490 HOA

Tags

• STEPS FROM WHITE SAND BEACHES
• MINUTES FROM AVENTURA MALL
• EASY ACCESS TO MIAMI
• EASY ACCESS TO FORT LAUDERDALE
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 11.5% vs local median 0.2% 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: 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; 2335 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,145/mo this rent would consume 56% 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 + $922 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $175k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $175,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.61%
• DSCR: 1.83
• GRM: 4.6

CMA / ARV

• ARV (median comp): $258,742
• List price: $175,000
• Delta: -32.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17145 N Bay Rd #4109	0.11mi	1/1.0	741 (+2%)	6mo	$315,000	$425	86
17150 N Bay Rd #2319	0.08mi	1/1.0	673 (-7%)	0mo	$285,000	$423	84
17021 N Bay Rd #126	0.18mi	1/1.5	767 (+6%)	1mo	$180,000	$235	79
17011 N Bay Rd #117	0.20mi	1/1.5	767 (+6%)	0mo	$190,000	$248	78
201 180th Dr #206	0.54mi	1/1.5	770 (+6%)	2mo	$235,000	$305	61
3750 NE 169th St #102	0.52mi	1/1.5	812 (+12%)	1mo	$185,000	$228	53
17620 Atlantic Blvd #302	0.40mi	1/1.5	616 (-15%)	6mo	$245,000	$398	49
3551 NE 169th St Unit 110-A	0.65mi	1/1.0	812 (+12%)	0mo	$184,000	$227	49
3600 NE 170th St #102	0.62mi	1/1.5	812 (+12%)	1mo	$185,000	$228	48
3551 NE 169th St #105	0.65mi	1/1.0	812 (+12%)	2mo	$199,999	$246	48
3600 NE 170th St #404	0.62mi	1/1.5	812 (+12%)	2mo	$180,000	$222	48
3601 NE 170th St #202	0.63mi	1/1.5	830 (+14%)	2mo	$245,000	$295	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.85×
• Total profit: $41,644
• Equity at exit: $55,474

10-year hold

• IRR: 19.6%
• Equity multiple: 3.10×
• Total profit: $102,944
• Equity at exit: $70,524

Cash invested: $49,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 165 active · 53 under contract
• Months of supply: 55.0 mo (2%/mo absorbed)
• Median asking: $275,000 ($373/sqft)
• Median days on market: 142 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: -4.3% 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: 2335
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,145 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$73
• HOA: −$490
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $760

Break-even live

Break-even rent $2,183

Max offer price $175,000

Occupancy floor 71%

Sensitivity live

Price	-10% $859	-5% $810	+0% $760	+5% $711	+10% $661
Rent	-10% $512	-5% $636	+0% $760	+5% $884	+10% $1,009
Rate	-1.0pp $848	-0.5pp $805	base $760	+0.5pp $715	+1.0pp $669

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Leases consideredPets allowed
• HOA & community: Monthly association feeAssociation amenities include clubhouse, fitness center, pool, elevator(s), bike storage, and laundryAssociation covers management, amenities, common areas, cable TV, hot water, laundry, structure maintenance, parking, sewer, trash, and water

Exterior

• Parking: Assigned parking (1 space)Covered parking (1 space)1-car garage
• Security: Complex fencedPhone entryExterior lighting
• Utilities: Cable available
• Home design: Attached property8-story buildingEntry on level 1
• Construction: Block constructionResale property
• Exterior features: FenceAssociation pool

Interior

• Kitchen: DishwasherElectric rangeSelf-cleaning ovenMicrowaveRefrigeratorDisposalElectric water heater
• Bedrooms: Bedroom on main levelDen
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: First-floor entryEat-in kitchenCombined living/dining roomWalk-in closet(s)
• Laundry & utility: Common area laundry

Listing history 12 events

1. 2026-07-02
   days on market $175,000 Active 13 DOM
2. 2026-07-01
   days on market $175,000 Active 12 DOM
3. 2026-06-30
   price $175,000 Active 11 DOM
4. 2026-06-30
   days on market $190,000 Active 11 DOM
5. 2026-06-29
   days on market $190,000 Active 10 DOM
6. 2026-06-28
   days on market $190,000 Active 9 DOM
7. 2026-06-27
   days on market $190,000 Active 8 DOM
8. 2026-06-26
   days on market $190,000 Active 7 DOM
9. 2026-06-24
   days on market $190,000 Active 5 DOM
10. 2026-06-22
    days on market $190,000 Active 3 DOM
11. 2026-06-21
    remarks 693-char remark
12. 2026-06-21
    listed $190,000 Active 2 DOM

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $2,930 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $37,744
• − Mortgage interest: −$9,803
• − Property taxes: −$2,930
• − Insurance: −$875
• − Repairs & maintenance: −$3,020
• − Management: −$3,020
• − HOA: −$5,880
• − Depreciation: −$5,091
• Taxable income: $7,127
• Est. tax owed @ 24.0%: −$1,710
• After-tax cash flow: $7,410/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 · 10 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,625–$10,875 screening

This property offers a good opportunity for investment in Sunny Isles Beach, with a fair condition and potential for value increase through cosmetic updates.

Components & finishes AI

Flooring tile

Repairs flagged

• Minor Paint — Paint appears faded in some areas, especially in the living room
• Minor Landscaping — Landscaping includes palm trees and some shrubs, but appears somewhat unkempt

Value-add opportunities

• Resale Painting — Fresh paint can significantly improve the home's curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance both the resale and rental value ↑

ⓘ 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.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Norman S. Edelcup/sunny Isles Beach K-8 B+ FL #409/2,144 Nat'l #4,125/41,679 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 86/100

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 · 3,126,439 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: 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

• Financial info: Leases consideredPets allowed
• HOA & community: Monthly association feeAssociation amenities include clubhouse, fitness center, pool, elevator(s), bike storage, and laundryAssociation covers management, amenities, common areas, cable TV, hot water, laundry, structure maintenance, parking, sewer, trash, and water

Exterior

• Parking: Assigned parking (1 space)Covered parking (1 space)1-car garage
• Security: Complex fencedPhone entryExterior lighting
• Utilities: Cable available
• Home design: Attached property8-story buildingEntry on level 1
• Construction: Block constructionResale property
• Exterior features: FenceAssociation pool

Interior

• Kitchen: DishwasherElectric rangeSelf-cleaning ovenMicrowaveRefrigeratorDisposalElectric water heater
• Bedrooms: Bedroom on main levelDen
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: First-floor entryEat-in kitchenCombined living/dining roomWalk-in closet(s)
• Laundry & utility: Common area laundry

Price history

-98.0% since first listed

31 events — show timeline

• 2026-07-03 Rental Removed $1,500 RMLSFL
• 2026-07-03 Listing Removed — MARMLS
• 2026-07-01 Price Changed $1,500 RMLSFL
• 2026-06-30 Price Changed $175,000 MARMLS
• 2026-06-19 Listed $190,000 MARMLS
• 2026-06-17 Listed for Rent $1,750 RMLSFL
• 2026-04-30 Rental Removed $1,750 MARMLS
• 2026-04-30 Pending — MARMLS
• 2026-04-30 Listing Removed — MARMLS
• 2026-04-27 Price Changed $175,000 MARMLS
• 2026-04-17 Listed for Rent $1,750 MARMLS
• 2026-04-12 Listed $205,000 MARMLS
• 2025-12-05 Listing Removed — MARMLS
• 2025-12-05 Rental Removed $1,895 MARMLS
• 2025-11-11 Price Changed $1,895 MARMLS
• 2025-11-08 Listed for Rent $2,000 MARMLS
• 2025-10-24 Listed $244,500 MARMLS
• 2024-08-20 Rental Removed $1,800 GFLMLS
• 2024-07-28 Price Changed $1,800 GFLMLS
• 2024-07-08 Listed for Rent $2,000 GFLMLS
• 2024-07-07 Rental Removed $1,900 MARMLS
• 2024-07-03 Listed for Rent $1,900 MARMLS
• 2024-07-03 Rental Removed $1,800 MARMLS
• 2024-06-14 Listed for Rent $1,800 MARMLS
• 2023-06-07 Rental Removed — MARMLS
• 2015-08-18 Sold (MLS) $90,000 MARMLS
• 2015-06-26 Pending — MARMLS
• 2015-06-13 Listed $108,000 MARMLS
• 2004-12-06 Sold (Public Records) $150,000 Public Records
• 2003-07-29 Sold (Public Records) $120,000 Public Records
• 2002-08-20 Sold (Public Records) $73,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,930 · +1.2% YoY. Source: county tax records.