19201 Collins Ave · Sunny Isles Beach, FL 33160

$139,000

1 bd · 1.0 ba · 410 sqft · Condo · 99 Days on market

Built 1966 $1273/mo HOA · 38% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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

PERFECT INVESTMENT IN SUNNY ISLES BEACH, FL Condo-hotel unit not currently in the hotel program. • Flexible rental options: rent daily, weekly, monthly, or up to 6 months & renew. Manage the property yourself or enroll it in the hotel program. Ideal for investors seeking strong income potential in the heart of Sunny Isles Beach. Enjoy resort-style hotel living just steps from the sand in this bright and spacious unit featuring an open layout, generous closet space, and a comfortable living area. Residents enjoy direct beach access, oceanfront pool, fitness center, valet parking, lobby security, on-site restaurant, and hotel-style amenities.

Key facts

• $1,273 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Living area listed as 410 (source: other)
• Financial info: Not a land lease property; Pets not allowed (per multi-family info)
• HOA & community: Homeowners association with many amenities including fitness center, pool, playground, bar, cafe/restaurant, business center, bike storage, and maintenance; HOA fee paid monthly; includes electricity, HVAC maintenance, maintenance of structure and common areas

Exterior

• Parking: Detached garage; 1 covered parking space (total 1 parking space), on-street parking and valet available
• Security: Key card entry; Fire alarm; Smoke detector(s); Attended lobby
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available
• Home design: Condominium; Updated/remodeled condition; 11-story building; Entry level 1; Faces north
• Construction: Built with other construction materials; Other roof type
• Exterior features: First-floor entry; Ocean access waterfront; Private above-ground pool

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Main level bedrooms not specified
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Accessible approach with ramp; Fire alarm, smoke detectors, key card entry, and attended lobby
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $-17 ($-209/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (1.8% below list).
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 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: 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 48% FRL vs 64% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $3,345/mo this rent would consume 60% 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 ($961 loan paydown + $732 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 99 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 13y ago; this cycle's ask is 5460% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $17k; list at $139k implies a 718% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 38% 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% 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 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 2.41% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 3.5

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: -4.0%
• Equity multiple: 0.81×
• Total profit: $-7,395
• Equity at exit: $44,062

10-year hold

• IRR: -2.0%
• Equity multiple: 0.80×
• Total profit: $-7,912
• Equity at exit: $56,016

Cash invested: $38,920 (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: 3.5×

Monthly cashflow live

• Estimated rent: $3,345 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,273
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $-17

Break-even live

Break-even rent $3,367

Max offer price $136,483

Occupancy floor 96%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,273 · $15,276/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $139,000 Active 99 DOM
2. 2026-06-17
   days on market $139,000 Active 98 DOM
3. 2026-06-16
   days on market $139,000 Active 97 DOM
4. 2026-06-15
   days on market $139,000 Active 96 DOM
5. 2026-06-13
   days on market $139,000 Active 94 DOM
6. 2026-06-09
   days on market $139,000 Active 90 DOM
7. 2026-06-08
   days on market $139,000 Active 89 DOM
8. 2026-06-07
   days on market $139,000 Active 88 DOM
9. 2026-06-04
   days on market $139,000 Active 85 DOM
10. 2026-06-03
    days on market $139,000 Active 84 DOM
11. 2026-06-02
    days on market $139,000 Active 83 DOM
12. 2026-06-01
    days on market $139,000 Active 82 DOM
13. 2026-05-31
    days on market $139,000 Active 81 DOM
14. 2026-05-10
    price $139,000
15. 2026-03-28
    historical $2,500
16. 2026-03-25
    listed $2,500
17. 2025-09-16
    historical $3,000
18. 2025-09-16
    listed $3,000
19. 2025-09-12
    historical $1,600
20. 2025-09-04
    historical $1,600
21. 2025-08-23
    listed $1,600
22. 2025-08-15
    listed $1,700
23. 2025-08-15
    historical $1,700
24. 2025-08-07
    historical $1,700
25. 2025-07-31
    historical
26. 2025-07-30
    price $148,000
27. 2025-07-30
    listed $1,700
28. 2025-07-30
    listed $2,000
29. 2025-06-27
    historical $1,700
30. 2025-06-19
    listed $1,700
31. 2025-06-15
    listed $155,000 Active
32. 2025-04-17
    listed $134,000 Active
33. 2025-01-17
    historical $2,500
34. 2024-11-07
    historical $2,500
35. 2024-11-04
    listed $2,500
36. 2024-10-30
    historical $2,500
37. 2024-10-28
    listed $2,500
38. 2024-10-26
    historical $2,500
39. 2024-10-24
    listed $2,500
40. 2024-07-28
    historical $800
41. 2024-07-26
    listed $800
42. 2024-07-23
    listed $2,600
43. 2024-06-29
    historical $5,400
44. 2024-06-27
    listed $5,400
45. 2024-01-22
    historical
46. 2024-01-12
    listed $175,000 Active
47. 2023-06-03
    historical
48. 2022-11-29
    historical
49. 2022-06-13
    historical
50. 2022-06-13
    listed $3,300 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 21 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: $40,143
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$5,814
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − HOA: −$15,276
• − Depreciation: −$4,044
• Taxable loss: −$1,284
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $99/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
• City population: 34,147
• 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

-83.6% since first listed

57 events — show timeline

• 2026-05-10 Price Changed $139,000 Beaches MLS
• 2026-03-28 Rental Removed $2,500 RENTALBEAST
• 2026-03-25 Listed for Rent $2,500 RENTALBEAST
• 2025-09-16 Rental Removed $3,000 RENTALBEAST
• 2025-09-16 Listed for Rent $3,000 RENTALBEAST
• 2025-09-12 Rental Removed $1,600 REALLYO
• 2025-09-04 Rental Removed $1,600 REALLYO
• 2025-08-23 Listed for Rent $1,600 REALLYO
• 2025-08-15 Listed for Rent $1,700 REALLYO
• 2025-08-15 Rental Removed $1,700 REALLYO
• 2025-08-07 Rental Removed $1,700 SHOWMOJO
• 2025-07-31 Listing Removed — MARMLS
• 2025-07-30 Price Changed $148,000 MARMLS
• 2025-07-30 Listed for Rent $1,700 REALLYO
• 2025-07-30 Listed for Rent $2,000 SHOWMOJO
• 2025-06-27 Rental Removed $1,700 REALLYO
• 2025-06-19 Listed for Rent $1,700 REALLYO
• 2025-06-15 Listed $155,000 MARMLS
• 2025-04-17 Listed $134,000 Beaches MLS
• 2025-01-17 Rental Removed $2,500 MARMLS
• 2024-11-07 Rental Removed $2,500 REALLYO
• 2024-11-04 Listed for Rent $2,500 REALLYO
• 2024-10-30 Rental Removed $2,500 REALLYO
• 2024-10-28 Listed for Rent $2,500 REALLYO
• 2024-10-26 Rental Removed $2,500 REALLYO
• 2024-10-24 Listed for Rent $2,500 REALLYO
• 2024-07-28 Rental Removed $800 REALLYO
• 2024-07-26 Listed for Rent $800 REALLYO
• 2024-07-23 Listed for Rent $2,600 MARMLS
• 2024-06-29 Rental Removed $5,400 RENTLY
• 2024-06-27 Listed for Rent $5,400 RENTLY
• 2024-01-22 Listing Removed — MARMLS
• 2024-01-12 Listed $175,000 MARMLS
• 2023-06-03 Rental Removed — RENT.
• 2022-11-29 Rental Removed — RMLSFL
• 2022-06-13 Listed $3,300 MARMLS
• 2022-06-13 Listing Removed — MARMLS
• 2022-05-15 Listing Removed — MARMLS
• 2022-01-07 Listed $460,000 MARMLS
• 2021-12-17 Relisted — MARMLS
• 2021-12-17 Listed $237,777 MARMLS
• 2021-12-17 Listing Removed — MARMLS
• 2021-12-17 Listing Removed — MARMLS
• 2020-02-28 Listing Removed — MARMLS
• 2020-02-28 Listed $115 MARMLS
• 2019-11-22 Sold (MLS) $17,000 MARMLS
• 2019-08-21 Listed $19,999 MARMLS
• 2018-01-24 Listing Removed — MARMLS
• 2017-12-26 Listing Removed — MARMLS
• 2017-12-18 Listed $149,999 MARMLS
• 2017-11-08 Listed $112,000 MARMLS
• 2017-10-18 Listing Removed — MARMLS
• 2017-08-25 Listed $86,000 MARMLS
• 2017-03-01 Listing Removed — MARMLS
• 2017-01-14 Listed $1,200 MARMLS
• 2013-10-10 Listing Removed — MARMLS
• 2013-01-10 Listed $849,900 MARMLS