250 180th Dr #352 · Sunny Isles Beach, FL 33160

$243,000

1 bd · 1.0 ba · 710 sqft · Condo public records · 37 Days on market

Built 1974 $742/mo HOA · 20% of rent

---

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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• 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

LOCATION, LOCATION! Ideal Investors. Don't miss out on this opportunity to own a property just one block from Collins Avenue and the beach. Excellent schools in the area and NO RENTAL RESTRICTIONS (long term only), currently rented to an excellent tenant paying $2000/month with lease ending August 2026. Building has two special assessments for various upgrades including concrete repairs, exterior painting, new impact windows, elevator modernization, interior hallway painting, hallway carpeting, pool, parking lot, etc. One is $135.39/ month, ending 11/2032. The other special assessment is $118.36/ month, ending February 2039. HOA $742, total x month $996

Key facts

• Concrete repairs
• New impact windows
• Exterior painting

Tags

• ONE BLOCK FROM COLLINS AVENUE
• NO RENTAL RESTRICTIONS
• CONCRETE REPAIRS
• EXTERIOR PAINTING
• NEW IMPACT WINDOWS
• ELEVATOR MODERNIZATION

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, hot water, maintenance of grounds, sewer, trash and water; Building amenities include elevator(s), fitness center and laundry

Exterior

• Parking: Assigned parking (1 covered space); 1-car garage
• Security: Complex fenced; Intercom; Smoke detectors
• Utilities: Water included in association; Sewer included in association; Trash included in association; Hot water included in association; Power: central systems
• Home design: Attached property; 5-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Fence

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Closet cabinetry; First-floor entry; Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $243k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $243k).
• Recommended offer: $236k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,667/mo this rent would consume 66% 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 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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; 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 $235,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 5.5

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $889
• Equity at exit: $77,029

10-year hold

• IRR: 3.3%
• Equity multiple: 1.36×
• Total profit: $24,416
• Equity at exit: $97,928

Cash invested: $68,040 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,667 medium
• Mortgage (P&I): −$1,274
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$101
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$742
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $136

Break-even live

Break-even rent $3,495

Max offer price $243,000

Occupancy floor 91%

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $742 · $8,904/yr
• Likely covers: pool
• ⚠ Special-assessment mentions:

  …interior hallway painting, hallway carpeting, pool, parking lot, etc. One is $135.39/ month, ending 11/2032. The other special assessment is $118.36/ month, ending February 2039. HOA $742, total x month $996

Listing history 50 events

1. 2026-06-18
   days on market $243,000 Active 37 DOM
2. 2026-06-17
   days on market $243,000 Active 36 DOM
3. 2026-06-16
   days on market $243,000 Active 35 DOM
4. 2026-06-15
   days on market $243,000 Active 34 DOM
5. 2026-06-13
   days on market $243,000 Active 32 DOM
6. 2026-06-09
   days on market $243,000 Active 28 DOM
7. 2026-06-08
   days on market $243,000 Active 27 DOM
8. 2026-06-07
   days on market $243,000 Active 26 DOM
9. 2026-06-04
   days on market $243,000 Active 23 DOM
10. 2026-06-03
    days on market $243,000 Active 22 DOM
11. 2026-06-02
    days on market $243,000 Active 21 DOM
12. 2026-06-01
    days on market $243,000 Active 20 DOM
13. 2026-05-31
    days on market $243,000 Active 19 DOM
14. 2026-05-12
    listed $243,000 Active
15. 2025-12-31
    historical
16. 2025-09-11
    status Active
17. 2025-09-09
    status Pending
18. 2025-08-22
    listed $239,999 Active
19. 2025-05-31
    historical
20. 2025-03-12
    price $249,000
21. 2024-11-16
    price $266,000
22. 2024-10-29
    price $267,000
23. 2024-10-02
    listed $269,000 Active
24. 2024-08-31
    historical
25. 2024-06-11
    price $269,000
26. 2024-03-09
    listed $285,000 Active
27. 2023-07-27
    historical
28. 2022-06-07
    soldstatus $231,000
29. 2022-06-02
    soldstatus $231,000 Closed
30. 2022-05-11
    historical Active Under Contract
31. 2022-05-09
    status Active
32. 2022-05-06
    historical Active Under Contract
33. 2022-05-06
    status Active
34. 2022-05-06
    price $247,000
35. 2022-04-26
    historical Active Under Contract
36. 2022-03-23
    status Pending
37. 2022-03-18
    historical Active Under Contract
38. 2022-03-05
    listed $245,000 Active
39. 2017-07-17
    historical
40. 2017-06-29
    listed $195,000 Active
41. 2017-06-10
    historical
42. 2017-04-10
    listed $195,000 Active
43. 2017-03-29
    historical
44. 2017-01-25
    price $195,000
45. 2016-11-02
    price $199,000
46. 2016-10-01
    listed $205,000 Active
47. 2011-11-03
    soldstatus $103,500
48. 2011-04-02
    soldstatus $74,000
49. 2005-12-21
    soldstatus $185,000
50. 2002-11-01
    soldstatus $90,000

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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: $44,001
• − Mortgage interest: −$13,612
• − Property taxes: −$2,603
• − Insurance: −$6,334
• − Repairs & maintenance: −$3,520
• − Management: −$3,520
• − HOA: −$8,904
• − Depreciation: −$7,069
• Taxable loss: −$1,560
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $2,003/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

+767.9% since first listed

40 events — show timeline

• 2026-05-12 Listed $243,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-09-11 Relisted — MARMLS
• 2025-09-09 Pending — MARMLS
• 2025-08-22 Listed $239,999 MARMLS
• 2025-05-31 Listing Removed — MARMLS
• 2025-03-12 Price Changed $249,000 MARMLS
• 2024-11-16 Price Changed $266,000 MARMLS
• 2024-10-29 Price Changed $267,000 MARMLS
• 2024-10-02 Listed $269,000 MARMLS
• 2024-08-31 Listing Removed — MARMLS
• 2024-06-11 Price Changed $269,000 MARMLS
• 2024-03-09 Listed $285,000 MARMLS
• 2023-07-27 Rental Removed — MARMLS
• 2022-06-07 Sold (Public Records) $231,000 Public Records
• 2022-06-02 Sold (MLS) $231,000 MARMLS
• 2022-05-11 Contingent — MARMLS
• 2022-05-09 Relisted — MARMLS
• 2022-05-06 Contingent — MARMLS
• 2022-05-06 Relisted — MARMLS
• 2022-05-06 Price Changed $247,000 MARMLS
• 2022-04-26 Contingent — MARMLS
• 2022-03-23 Pending — MARMLS
• 2022-03-18 Contingent — MARMLS
• 2022-03-05 Listed $245,000 MARMLS
• 2017-07-17 Listing Removed — MARMLS
• 2017-06-29 Listed $195,000 MARMLS
• 2017-06-10 Listing Removed — MARMLS
• 2017-04-10 Listed $195,000 MARMLS
• 2017-03-29 Listing Removed — MARMLS
• 2017-01-25 Price Changed $195,000 MARMLS
• 2016-11-02 Price Changed $199,000 MARMLS
• 2016-10-01 Listed $205,000 MARMLS
• 2011-11-03 Sold (Public Records) $103,500 Public Records
• 2011-04-02 Sold (MLS) $74,000 MARMLS
• 2005-12-21 Sold (Public Records) $185,000 Public Records
• 2002-11-01 Sold (Public Records) $90,000 Public Records
• 1999-10-20 Sold (Public Records) $48,000 Public Records
• 1985-05-01 Sold (Public Records) $36,000 Public Records
• 1978-05-01 Sold (Public Records) $28,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,603 · -11.6% YoY. Source: county tax records.