17570 Atlantic Blvd #104 · Sunny Isles Beach, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 103°F)
- 7 days/yr
- Hot days in 30 yrs
- 28 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +26.5/30.0
- ARV discount +9.5/15.0
- DSCR +9.0/10.0
- 1% rule +8.9/10.0
- Appreciation +5.3/10.0
- Schools +5.1/10.0
- Livability +4.3/5.0
- Condition / age +3.8/5.0
- Rent growth +2.7/5.0
$197,000
17570 Atlantic Blvd #104 · Sunny Isles Beach, FL 33160
1 bd · 1.0 ba · 536 sqft · Condo
public records
· 251 Days on market
Built 1973
$368/sqft
· at area comps
Est $206k · at est.
$484/mo HOA · 18% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Centrally located in Sunny Isles Beach. Easy access to the beach, multiple parks, fishing pier, yacht and boat rentals, restaurants, shops, activities, and events. Amenities include a clubhouse with a pool and a fitness center. This unit has ample natural light and a relaxed feel. Its location is super convenient if dragging groceries through elevators is not your thing. Though fine as they are, kitchen and bathroom may be quickly altered to suit your unique needs and wants. Nicely appointed walk-in closet. All building entrances are wheelchair accessible. A service or emotional support animal is permitted by law. Great for minimalist and mindful lifestyles or as an investment property.
Key facts
- Fishing pier
- Centrally located
- Multiple parks
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $197k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $93 ($1k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $197k).
- Recommended offer: $173k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.5% 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 $2,743/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 + $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.
Negotiation context
- It's been on market 251 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 9y 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.
- 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$173,360
(12.0% below list)
Questions for the listing agent
- It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.39% ✓
- Cap rate
- 9.46%
- Cash-on-cash
- 11.30%
- DSCR
- 1.50
- GRM
- 6.0
CMA / ARV
- ARV (median comp)
- $205,939
- List price
- $197,000
- Delta
- -4.34%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 10 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 200 172nd St #204 | 0.24mi | 1/1.0 | 546 (+2%) | 36mo | $230,000 | $421 | 66 |
| 17560 Atlantic Blvd #215 | 0.05mi | 1/1.5 | 620 (+16%) | 7mo | $205,000 | $331 | 64 |
| 17620 Atlantic Blvd #302 | 0.11mi | 1/1.5 | 616 (+15%) | 6mo | $245,000 | $398 | 63 |
| 17620 Atlantic Blvd #211 | 0.11mi | 1/1.5 | 620 (+16%) | 14mo | $200,000 | $323 | 56 |
| 17620 E Atlantic Blvd #310 | 0.11mi | 1/1.5 | 620 (+16%) | 15mo | $225,000 | $363 | 55 |
| 200 177th Dr #311 | 0.09mi | 1/1.5 | 620 (+16%) | 30mo | $240,000 | $387 | 49 |
| 500 Bayview Dr #118 | 1.14mi | 1/1.0 | 598 (+12%) | 10mo | $215,000 | $360 | 37 |
| 19201 Collins Ave #848 | 1.13mi | 1/1.0 | 410 (-24%) | 10mo | $105,000 | $256 | 32 |
| 300 Bayview Dr #108 | 1.12mi | 1/1.0 | 615 (+15%) | 17mo | $255,000 | $415 | 26 |
| 19201 Collins Ave #516 | 1.13mi | 1/1.0 | 440 (-18%) | 28mo | $360,000 | $818 | 20 |
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
- 0.0%
- Equity multiple
- 1.00×
- Total profit
- $0
- Equity at exit
- $62,448
10-year hold
- IRR
- 3.2%
- Equity multiple
- 1.35×
- Total profit
- $19,185
- Equity at exit
- $79,390
Cash invested: $55,160 (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.
Active competition Active MLS
- For sale now
- 2 active · 1 under contract
- Median asking
- $270,450 ($454/sqft)
- Median days on market
- 92 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -15.4% 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
- 6.0×
Monthly cashflow live
↻
- Estimated rent
- $2,743 medium interval (Pro) →
- Mortgage (P&I)
- −$1,033
- Tax from tax record
- −$48 /mo · $579/yr
- Insurance
- −$82
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$484
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$576
- Net cashflow
- $93
Break-even live
Break-even rent
$2,625
Max offer price
$197,000
Occupancy floor
92%
Sensitivity live
| Price | -10% $205 | -5% $149 | +0% $93 | +5% $37 | +10% $-18 |
|---|---|---|---|---|---|
| Rent | -10% $-124 | -5% $-15 | +0% $93 | +5% $201 | +10% $310 |
| Rate | -1.0pp $192 | -0.5pp $143 | base $93 | +0.5pp $42 | +1.0pp $-10 |
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
- $49,250
- Closing costs
- $5,910
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Financial info
- Pets not allowed
- HOA & community
- Monthly association feeAssociation fee covers cable TV, hot water, insurance, internet, legal/accounting, grounds maintenance, pest control, pool(s), roof, sewer, security, trash and waterCommunity amenities include billiard room, bike storage, clubhouse, fitness center, laundry, barbecue/picnic area, pool, storage, trash service and elevators
Exterior
- Parking
- Assigned parking (one space)
- Security
- Closed-circuit camerasComplex fencedSecurity guard
- Utilities
- Water and sewer included in associationPower available
- Home design
- Condominium with attached property5-story buildingEntry on first level
- Construction
- Block constructionEffective year built
- Exterior features
- Awning(s)FenceExterior lightingAssociation heated pool
Interior
- Kitchen
- Electric rangeRefrigerator
- Bedrooms
- Bedroom on main level
- Flooring
- Ceramic tile
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- First-floor entryBedroom on main levelCloset cabinetryHandicap accessWalk-in closet(s)Ceramic tile flooring
- Laundry & utility
- Common area laundry
HOA detail $484/mo · $5,808/yr condo
- Likely covers
- poolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-22days on market $197,000 Active 251 DOM
-
2026-09-20days on market $197,000 Active 249 DOM
-
2026-09-18days on market $197,000 Active 247 DOM
-
2026-09-17days on market $197,000 Active 246 DOM
-
2026-09-16days on market $197,000 Active 245 DOM
-
2026-09-15days on market $197,000 Active 244 DOM
-
2026-09-13days on market $197,000 Active 242 DOM
-
2026-09-12days on market $197,000 Active 241 DOM
-
2026-09-11days on market $197,000 Active 240 DOM
-
2026-09-05days on market $197,000 Active 234 DOM
-
2026-09-04days on market $197,000 Active 233 DOM
-
2026-08-31days on market $197,000 Active 229 DOM
-
2026-08-29days on market $197,000 Active 227 DOM
-
2026-08-28days on market $197,000 Active 226 DOM
-
2026-08-27days on market $197,000 Active 225 DOM
-
2026-08-26days on market $197,000 Active 224 DOM
-
2026-08-25days on market $197,000 Active 223 DOM
-
2026-08-23days on market $197,000 Active 221 DOM
-
2026-08-21days on market $197,000 Active 219 DOM
-
2026-08-20days on market $197,000 Active 218 DOM
-
2026-08-19days on market $197,000 Active 217 DOM
-
2026-08-16days on market $197,000 Active 214 DOM
-
2026-08-14days on market $197,000 Active 212 DOM
-
2026-08-13days on market $197,000 Active 211 DOM
-
2026-08-12days on market $197,000 Active 210 DOM
-
2026-08-11days on market $197,000 Active 209 DOM
-
2026-08-10days on market $197,000 Active 208 DOM
-
2026-08-09days on market $197,000 Active 207 DOM
-
2026-08-08days on market $197,000 Active 206 DOM
-
2026-08-06days on market $197,000 Active 204 DOM
-
2026-08-05days on market $197,000 Active 203 DOM
-
2026-08-04days on market $197,000 Active 202 DOM
-
2026-08-03days on market $197,000 Active 201 DOM
-
2026-07-31days on market $197,000 Active 198 DOM
-
2026-07-24days on market $197,000 Active 191 DOM
-
2026-07-23days on market $197,000 Active 190 DOM
-
2026-07-22days on market $197,000 Active 189 DOM
-
2026-07-21days on market $197,000 Active 188 DOM
-
2026-07-20days on market $197,000 Active 187 DOM
-
2026-07-18days on market $197,000 Active 185 DOM
-
2026-07-16days on market $197,000 Active 183 DOM
-
2026-07-15days on market $197,000 Active 182 DOM
-
2026-07-13days on market $197,000 Active 180 DOM
-
2026-07-13days on market $197,000 Active 179 DOM
-
2026-07-11days on market $197,000 Active 178 DOM
-
2026-07-10days on market $197,000 Active 177 DOM
-
2026-07-09days on market $197,000 Active 176 DOM
-
2026-07-07days on market $197,000 Active 174 DOM
-
2026-07-06days on market $197,000 Active 173 DOM
-
2026-07-06days on market $197,000 Active 172 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
- $579 · $48/mo
- Projected year-2 tax
- $1,635 · $136/mo
- Expected delta
- +$1,056/yr (+$88/mo · 182.3%)
ⓘ 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 · 28 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $32,917
- − Mortgage interest
- −$11,035
- − Property taxes
- −$579
- − Insurance
- −$6,104
- − Repairs & maintenance
- −$2,633
- − Management
- −$2,633
- − HOA
- −$5,808
- − Depreciation
- −$5,731
- Taxable loss
- −$1,607
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$386
- After-tax cash flow
- $1,502/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 · 6 photos
75/100
Cosmetic rehab
Est. rehab $2,680–$8,040 screening
This well-maintained and updated townhouse in Sunny Isles Beach offers a good investment opportunity with minimal repairs needed.
Value-add opportunities
- Both Painting the exterior — Fresh paint can enhance curb appeal and value ↑
- Resale Updating countertops in the kitchen — Modern countertops can increase the home's appeal to potential buyers ↑
- Resale Upgrading the bathroom fixtures — Upgraded fixtures can make the bathroom more appealing to potential buyers ↑
ⓘ 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
- City population
- 90,324
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 43,718
- Household income
- $67,040
- Rent vs Own
- Severe rent burden
- 17% of renters
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 |
|
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Price history
+842.6% since first listed9 events — show timeline
- 2026-03-21 Price Changed $197,000 MARMLS
- 2026-01-12 Listed $205,000 MARMLS
- 2026-01-03 Listing Removed — Beaches MLS
- 2025-10-03 Listed $215,000 Beaches MLS
- 2018-12-16 Listing Removed — MARMLS
- 2017-12-16 Listed $179,000 MARMLS
- 2005-09-01 Sold (Public Records) $175,000 Public Records
- 1981-07-01 Sold (Public Records) $38,000 Public Records
- 1973-11-01 Sold (Public Records) $20,900 Public Records
Property tax history
+0.2%/yrLatest (2025): $579 · +2.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…