3600 NE 170th St #107 · North Miami Beach, FL 33160

$169,000

2 bd · 2.0 ba · 1,085 sqft · Condo public records · 105 Days on market

Built 1971 $698/mo HOA · 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller offering buyer a $5000 credit for full price offer. Location Location Location! Eastern Shores 2 bedrooms / 2 bathroom unit on ground floor. Park in front of your unit. Beautiful view of Canal and Waterway. Most tranquil setting. You will love sitting on your patio and enjoy this view. Unit is spacious and in good condition. Located in quiet Eastern Shores - Walk to beach / stores / grocery store / Movie Theatre / Oleta Park and more. 24 hour security at the entrance of Eastern Shores. Low Maintenance * note - at least 1 resident must be over 55 years of age.

Key facts

• Waterview unit
• First floor
• Assigned parking

Tags

• WATERVIEW UNIT
• FIRST FLOOR
• ASSIGNED PARKING
• GUARD GATED COMMUNITY

Property features AI

Finance

• Other: Association pool; Waterfront with canal front and intracoastal access
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, internet, grounds maintenance, pool(s), and trash; Community amenities include boat dock, billiard room, clubhouse, fitness center, laundry room, pool, vehicle wash area, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; 1 covered/garage space
• Utilities: Central heating and cooling
• Home design: Attached property; 4-story building; Entry on first level
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Screened porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom located on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 5.2% in North Miami 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 82/100 on livability (#71 in FL, #1,177 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime 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: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% 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).
• Market conditions: Rents flat; 1879 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,926/mo this rent would consume 70% 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 ($1k loan paydown + $890 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 $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $31k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 2.32% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.57%
• DSCR: 2.27
• GRM: 3.6

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: 16.1%
• Equity multiple: 1.78×
• Total profit: $36,706
• Equity at exit: $53,572

10-year hold

• IRR: 17.8%
• Equity multiple: 2.87×
• Total profit: $88,348
• Equity at exit: $68,106

Cash invested: $47,320 (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: 1879
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,926 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$321 /mo · $3,846/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$698
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $700

Break-even live

Break-even rent $3,040

Max offer price $169,000

Occupancy floor 77%

Sensitivity live

Price	-10% $796	-5% $748	+0% $700	+5% $652	+10% $604
Rent	-10% $390	-5% $545	+0% $700	+5% $855	+10% $1,010
Rate	-1.0pp $785	-0.5pp $743	base $700	+0.5pp $656	+1.0pp $612

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	2325	$18,000	$7.74	4d	9	1.37mi

HOA detail condo

• Monthly dues: $698 · $8,376/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $169,000 Active 105 DOM
2. 2026-06-18
   days on market $169,000 Active 102 DOM
3. 2026-06-17
   days on market $169,000 Active 101 DOM
4. 2026-06-16
   days on market $169,000 Active 100 DOM
5. 2026-06-15
   days on market $169,000 Active 99 DOM
6. 2026-06-13
   pricedays on market $169,000 Active 97 DOM
7. 2026-06-09
   days on market $160,000 Active 93 DOM
8. 2026-06-08
   days on market $160,000 Active 92 DOM
9. 2026-06-07
   days on market $160,000 Active 91 DOM
10. 2026-06-04
    days on market $160,000 Active 88 DOM
11. 2026-06-03
    days on market $160,000 Active 87 DOM
12. 2026-06-02
    days on market $160,000 Active 86 DOM
13. 2026-06-01
    days on market $160,000 Active 85 DOM
14. 2026-05-31
    days on market $160,000 Active 84 DOM
15. 2026-05-12
    price $160,000
16. 2026-04-28
    status Active
17. 2026-03-31
    status Pending
18. 2026-03-04
    historical Active Under Contract
19. 2026-02-20
    status Pending
20. 2026-02-12
    status Active
21. 2026-02-12
    historical
22. 2026-01-26
    listed $200,000 Active
23. 2021-09-30
    soldstatus $199,000
24. 2021-09-22
    soldstatus $199,500 Closed 578-char remark

    Show marketing remark (578 chars)

    Seller offering buyer a $5000 credit for full price offer. Location Location Location! Eastern Shores 2 bedrooms / 2 bathroom unit on ground floor. Park in front of your unit. Beautiful view of Canal and Waterway. Most tranquil setting. You will love sitting on your patio and enjoy this view. Unit is spacious and in good condition. Located in quiet Eastern Shores - Walk to beach / stores / grocery store / Movie Theatre / Oleta Park and more. 24 hour security at the entrance of Eastern Shores. Low Maintenance * note - at least 1 resident must be over 55 years of age.

25. 2021-07-29
    historical Active Under Contract 578-char remark

    Show marketing remark (578 chars)

    Seller offering buyer a $5000 credit for full price offer. Location Location Location! Eastern Shores 2 bedrooms / 2 bathroom unit on ground floor. Park in front of your unit. Beautiful view of Canal and Waterway. Most tranquil setting. You will love sitting on your patio and enjoy this view. Unit is spacious and in good condition. Located in quiet Eastern Shores - Walk to beach / stores / grocery store / Movie Theatre / Oleta Park and more. 24 hour security at the entrance of Eastern Shores. Low Maintenance * note - at least 1 resident must be over 55 years of age.

26. 2021-04-14
    listed $199,500 Active 578-char remark

    Show marketing remark (578 chars)

    Seller offering buyer a $5000 credit for full price offer. Location Location Location! Eastern Shores 2 bedrooms / 2 bathroom unit on ground floor. Park in front of your unit. Beautiful view of Canal and Waterway. Most tranquil setting. You will love sitting on your patio and enjoy this view. Unit is spacious and in good condition. Located in quiet Eastern Shores - Walk to beach / stores / grocery store / Movie Theatre / Oleta Park and more. 24 hour security at the entrance of Eastern Shores. Low Maintenance * note - at least 1 resident must be over 55 years of age.

27. 2021-02-17
    soldstatus $145,000
28. 2021-02-16
    soldstatus $145,000 Closed 559-char remark

    Show marketing remark (559 chars)

    Location, Location!!! Two bedroom, two bathroom apartment in desirable South Florida location. This over 55 community is walking distance to shopping, dining and theater, minutes to Sunny Isles Beach and Oleta park and a short drive to Aventura Mall and Gulftream Park/Casino. The area is a police gated community with 24 hour protection. The apartment is a corner unit with a screened balcony overlooking to a canal connected to Intracoastal. The assigned parking space is in front of the unit. Amenities include pool, gym and recreation room and boat docks.

29. 2021-01-28
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Location, Location!!! Two bedroom, two bathroom apartment in desirable South Florida location. This over 55 community is walking distance to shopping, dining and theater, minutes to Sunny Isles Beach and Oleta park and a short drive to Aventura Mall and Gulftream Park/Casino. The area is a police gated community with 24 hour protection. The apartment is a corner unit with a screened balcony overlooking to a canal connected to Intracoastal. The assigned parking space is in front of the unit. Amenities include pool, gym and recreation room and boat docks.

30. 2020-12-04
    listed $155,000 Active 559-char remark

    Show marketing remark (559 chars)

    Location, Location!!! Two bedroom, two bathroom apartment in desirable South Florida location. This over 55 community is walking distance to shopping, dining and theater, minutes to Sunny Isles Beach and Oleta park and a short drive to Aventura Mall and Gulftream Park/Casino. The area is a police gated community with 24 hour protection. The apartment is a corner unit with a screened balcony overlooking to a canal connected to Intracoastal. The assigned parking space is in front of the unit. Amenities include pool, gym and recreation room and boat docks.

31. 2020-08-24
    historical
32. 2020-02-24
    listed $172,500 Active
33. 2015-02-19
    soldstatus $145,000 Sold
34. 2015-01-08
    status Pending
35. 2014-11-25
    price $153,000
36. 2014-10-27
    price $158,000
37. 2014-10-15
    price $159,000
38. 2014-08-26
    price $167,000
39. 2014-02-28
    soldstatus $128,000 Sold
40. 2014-02-28
    historical
41. 2014-02-26
    listed $169,000 Active
42. 2014-02-19
    soldstatus $128,000
43. 2013-11-20
    status Pending
44. 2013-11-10
    listed $135,000 Active
45. 2013-06-06
    soldstatus $76,000
46. 1996-05-21
    soldstatus $45,000

ⓘ 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: $3,846 · $321/mo
• Projected year-2 tax: $3,846 · $321/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: $47,113
• − Mortgage interest: −$9,467
• − Property taxes: −$3,846
• − Insurance: −$5,964
• − Repairs & maintenance: −$3,769
• − Management: −$3,769
• − HOA: −$8,376
• − Depreciation: −$4,916
• Taxable income: $7,007
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $6,717/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 — North Miami Beach

• Score: 82/100
• State rank: #71
• US rank: #1177

Category grades

Amenities B Commute A+ Cost of living A Crime F Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami Beach, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,324
• 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

+255.6% since first listed

32 events — show timeline

• 2026-05-12 Price Changed $160,000 MARMLS
• 2026-04-28 Relisted — MARMLS
• 2026-03-31 Pending — MARMLS
• 2026-03-04 Contingent — MARMLS
• 2026-02-20 Pending — MARMLS
• 2026-02-12 Relisted — MARMLS
• 2026-02-12 Listing Removed — MARMLS
• 2026-01-26 Listed $200,000 MARMLS
• 2021-09-30 Sold (Public Records) $199,000 Public Records
• 2021-09-22 Sold (MLS) $199,500 MARMLS
• 2021-07-29 Contingent — MARMLS
• 2021-04-14 Listed $199,500 MARMLS
• 2021-02-17 Sold (Public Records) $145,000 Public Records
• 2021-02-16 Sold (MLS) $145,000 MARMLS
• 2021-01-28 Pending — MARMLS
• 2020-12-04 Listed $155,000 MARMLS
• 2020-08-24 Listing Removed — MARMLS
• 2020-02-24 Listed $172,500 MARMLS
• 2015-02-19 Sold (MLS) $145,000 MARMLS
• 2015-01-08 Pending — MARMLS
• 2014-11-25 Price Changed $153,000 MARMLS
• 2014-10-27 Price Changed $158,000 MARMLS
• 2014-10-15 Price Changed $159,000 MARMLS
• 2014-08-26 Price Changed $167,000 MARMLS
• 2014-02-28 Sold (MLS) $128,000 MARMLS
• 2014-02-28 Listing Removed — MARMLS
• 2014-02-26 Listed $169,000 MARMLS
• 2014-02-19 Sold (Public Records) $128,000 Public Records
• 2013-11-20 Pending — MARMLS
• 2013-11-10 Listed $135,000 MARMLS
• 2013-06-06 Sold (Public Records) $76,000 Public Records
• 1996-05-21 Sold (Public Records) $45,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,846 · +4.7% YoY. Source: county tax records.