250 174th St #819 · Sunny Isles Beach, FL 33160

$383,000

2 bd · 2.0 ba · 1,275 sqft · Condo public records · 102 Days on market

Built 1970 $742/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Exceptional Views & Prime Sunny Isles LocationEnjoy wraparound skyline and Intracoastal views from this 8th-floor residence in the heart of Sunny Isles. This spacious 2bedroom, 2 bath unit offers 1,275 sq ft of living space—ready for your designer’s vision to transform it into a standout home with breathtaking vistas. Community amenities include a newly renovated pool with cabanas, billiard room, fitness center, sauna, and laundry facilities. Located directly across from the iconic A1A beach and just moments from top-tier restaurants, shopping, and boating access. Bonus: Assessment paid by seller.

Key facts

• Fitness center
• Sauna
• Intracoastal views

Tags

• WRAPAROUND SKYLINE VIEWS
• INTRACOASTAL VIEWS
• NEWLY RENOVATED POOL
• BILLIARD ROOM
• FITNESS CENTER
• SAUNA

Property features AI

Finance

• Financial info: No land lease
• HOA & community: Has association; Monthly HOA fee; Association amenities include billiard room, fitness center, parking, pool, business center, community room, hobby room, and lobby; HOA covers maintenance of grounds and structure, pest control, sewer, trash, water, elevator, hot water, roof repairs, recreation facility, and pool service

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage; Assigned parking; Detached carport; Detached garage
• Security: Secured garage/parking; Security guard; Fire alarm
• Utilities: Cable available; Water and sewer service included in association; Power available
• Home design: Condominium; Resale condition; Faces south; 23-story building
• Construction: Built with other construction materials
• Exterior features: Ocean access with one fixed bridge; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms reported
• Flooring: Marble floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Other heating; Central air conditioning
• Interior features: Accessible elevator installed; Fire alarm; Secured garage/parking; Security guard; Unfurnished
• Laundry & utility: Hot water included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $383k.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (25.3% below list).
• Meets the 1% rule at list price ($4k rent vs $383k).
• Recommended offer: $286k (25.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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; 1878 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,120/mo this rent would consume 74% 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 $5k of equity ($3k loan paydown + $2k 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 7, 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 102 days — a 9% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $275k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $286,184 (25.3% 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 102 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.08% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 7.7

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: -8.6%
• Equity multiple: 0.59×
• Total profit: $-44,120
• Equity at exit: $121,408

10-year hold

• IRR: -4.4%
• Equity multiple: 0.52×
• Total profit: $-51,850
• Equity at exit: $154,347

Cash invested: $107,240 (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: 1878
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,120 medium
• Mortgage (P&I): −$2,008
• Tax from tax record: −$466 /mo · $5,597/yr
• Insurance: −$160
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$742
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $-548

Break-even live

Break-even rent $4,814

Max offer price $286,184

Occupancy floor —

Sensitivity live

Price	-10% $-331	-5% $-440	+0% $-548	+5% $-656	+10% $-765
Rent	-10% $-874	-5% $-711	+0% $-548	+5% $-385	+10% $-223
Rate	-1.0pp $-355	-0.5pp $-451	base $-548	+0.5pp $-647	+1.0pp $-748

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: $95,750
• Closing costs: $11,490
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,800	$8.29	19d	8	1.11mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,000	$7.96	6d	8	1.11mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$18,000	$7.74	3d	9	1.11mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,000	$7.96	3d	8	1.11mi

HOA detail condo

• Monthly dues: $742 · $8,904/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $383,000 Active 102 DOM
2. 2026-06-18
   days on market $383,000 Active 99 DOM
3. 2026-06-17
   days on market $383,000 Active 98 DOM
4. 2026-06-16
   days on market $383,000 Active 97 DOM
5. 2026-06-15
   days on market $383,000 Active 96 DOM
6. 2026-06-13
   days on market $383,000 Active 94 DOM
7. 2026-06-09
   days on market $383,000 Active 90 DOM
8. 2026-06-08
   days on market $383,000 Active 89 DOM
9. 2026-06-07
   days on market $383,000 Active 88 DOM
10. 2026-06-04
    days on market $383,000 Active 85 DOM
11. 2026-06-03
    days on market $383,000 Active 84 DOM
12. 2026-06-02
    days on market $383,000 Active 83 DOM
13. 2026-06-01
    days on market $383,000 Active 82 DOM
14. 2026-05-31
    days on market $383,000 Active 81 DOM
15. 2025-11-04
    listed $383,000 Active
16. 2025-06-20
    historical
17. 2025-01-20
    listed $383,000
18. 2024-12-04
    historical
19. 2024-06-17
    listed $429,000
20. 2004-07-07
    soldstatus $275,000
21. 2003-09-13
    soldstatus $215,000
22. 2002-04-23
    soldstatus $157,000

ⓘ 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: $5,597 · $466/mo
• Projected year-2 tax: $5,597 · $466/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 · 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

Taxation est. · year 1

• Rental income: $49,443
• − Mortgage interest: −$21,454
• − Property taxes: −$5,597
• − Insurance: −$7,034
• − Repairs & maintenance: −$3,955
• − Management: −$3,955
• − HOA: −$8,904
• − Depreciation: −$11,142
• Taxable loss: −$12,598
• Est. tax savings @ 24.0%: +$3,024
• After-tax cash flow: $-3,553/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

+143.9% since first listed

8 events — show timeline

• 2025-11-04 Listed $383,000 Beaches MLS
• 2025-06-20 Listing Removed — Beaches MLS
• 2025-01-20 Listed $383,000 Beaches MLS
• 2024-12-04 Listing Removed — Beaches MLS
• 2024-06-17 Listed $429,000 Beaches MLS
• 2004-07-07 Sold (Public Records) $275,000 Public Records
• 2003-09-13 Sold (Public Records) $215,000 Public Records
• 2002-04-23 Sold (Public Records) $157,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,597 · -0.6% YoY. Source: county tax records.