17021 N Bay Rd · Sunny Isles Beach, FL 33160

$329,500

1 bd · 2.0 ba · 767 sqft · Condo · 37 Days on market

Built 1979 Excellent condition

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.3/10.0
• Condition / age +4.8/5.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0

Listing remarks

Completely remodeled home, new floor, new kitchen, new bathrooms, new appliances, top location in Sunny Isles Beach, Florida& apos; s Riviera, great huge deck on the same level as apartment with a barbecue area, tennis courts, basketball courts and restrooms, five minute walk to the beach and right next to a plaza with stores, restaurants and a big park. A great place for a home that you don& apos; t have to worry about fixing things in a log time or a great investment.

Key facts

• New kitchen
• Barbecue area
• Tennis courts

Tags

• REMODELED HOME
• NEW KITCHEN
• NEW BATHROOMS
• HUGE DECK
• BARBECUE AREA
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $330k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $320k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,778/mo this rent would consume 68% 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 $4k of equity ($2k 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.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $92k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k 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 ($320k) is reasonable based on typical stale-listing flexibility.
• 54 sale attempts since 3y 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.

Recommended offer $319,615 (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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.3

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: 8.1%
• Equity multiple: 1.39×
• Total profit: $36,077
• Equity at exit: $104,449

10-year hold

• IRR: 11.1%
• Equity multiple: 2.22×
• Total profit: $112,246
• Equity at exit: $132,787

Cash invested: $92,260 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,778 medium
• Mortgage (P&I): −$1,728
• Tax est. 1.5%: −$412 /mo · $4,942/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $708

Break-even live

Break-even rent $2,882

Max offer price $329,500

Occupancy floor 76%

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: $82,375
• Closing costs: $9,885
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $329,500 Active 37 DOM
2. 2026-06-17
   days on market $329,500 Active 36 DOM
3. 2026-06-16
   days on market $329,500 Active 35 DOM
4. 2026-06-15
   days on market $329,500 Active 34 DOM
5. 2026-06-13
   days on market $329,500 Active 32 DOM
6. 2026-06-09
   days on market $329,500 Active 28 DOM
7. 2026-06-08
   days on market $329,500 Active 27 DOM
8. 2026-06-08
   days on market $329,500 Active 26 DOM
9. 2026-06-04
   days on market $329,500 Active 23 DOM
10. 2026-06-03
    days on market $329,500 Active 22 DOM
11. 2026-06-02
    days on market $329,500 Active 21 DOM
12. 2026-06-01
    days on market $329,500 Active 20 DOM
13. 2026-05-31
    days on market $329,500 Active 19 DOM
14. 2026-05-12
    listed $329,500 Active
15. 2026-04-03
    listed $1,890
16. 2026-03-31
    listed $1,890
17. 2026-03-30
    historical $3,200
18. 2026-03-19
    historical $3,200
19. 2026-03-18
    listed $3,200
20. 2026-03-14
    listed $2,000
21. 2025-10-09
    historical $1,999
22. 2025-10-04
    historical $1,999
23. 2025-09-12
    listed $1,999
24. 2025-09-07
    listed $3,000
25. 2025-06-27
    historical $1,368
26. 2025-05-13
    listed $1,368
27. 2025-05-09
    historical $3,300
28. 2025-02-22
    listed $3,300
29. 2025-01-25
    historical $2,800
30. 2025-01-25
    historical $2,800
31. 2025-01-25
    listed $2,800
32. 2025-01-21
    listed $3,300
33. 2025-01-18
    historical $3,300
34. 2025-01-16
    historical $3,300
35. 2025-01-16
    historical $3,300
36. 2025-01-11
    historical $3,300
37. 2025-01-11
    listed $3,300
38. 2025-01-06
    listed $3,300
39. 2025-01-06
    historical $3,300
40. 2025-01-01
    historical $3,300
41. 2025-01-01
    listed $3,300
42. 2024-12-31
    listed $2,600
43. 2024-12-28
    listed $3,300
44. 2024-12-28
    historical $3,300
45. 2024-12-23
    historical $3,300
46. 2024-12-23
    listed $3,300
47. 2024-12-19
    listed $3,300
48. 2024-12-19
    historical $1,900
49. 2024-12-18
    listed $1,900
50. 2024-12-14
    listed $3,300

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

Taxation est. · year 1

• Rental income: $45,342
• − Mortgage interest: −$18,457
• − Property taxes: −$4,942
• − Insurance: −$1,648
• − Repairs & maintenance: −$3,627
• − Management: −$3,627
• − Depreciation: −$9,585
• Taxable income: $3,455
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $7,666/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 · 2 photos

Excellent 95/100 None rehab

This completely remodeled condo in Sunny Isles Beach, Florida is in excellent condition with no visible repairs needed. It offers a great location and is move-in ready with a huge deck and access to amenities.

Value-add opportunities

• Both landscaping — Enhances curb appeal and adds value
• Both furniture — Completes the living space and makes it move-in ready

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — Enhances curb appeal and adds value ↑
• Both furniture — Completes the living space and makes it move-in ready ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+16375.0% since first listed

106 events — show timeline

• 2026-05-12 Listed $329,500 FSBO.com
• 2026-04-03 Listed for Rent $1,890 REALLYO
• 2026-03-31 Listed for Rent $1,890 RENTALBEAST
• 2026-03-30 Rental Removed $3,200 SHOWMOJO
• 2026-03-19 Rental Removed $3,200 REALLYO
• 2026-03-18 Listed for Rent $3,200 REALLYO
• 2026-03-14 Listed for Rent $2,000 SHOWMOJO
• 2025-10-09 Rental Removed $1,999 LISTANZA
• 2025-10-04 Rental Removed $1,999 LISTANZA
• 2025-09-12 Listed for Rent $1,999 LISTANZA
• 2025-09-07 Listed for Rent $3,000 LISTANZA
• 2025-06-27 Rental Removed $1,368 SHOWMOJO
• 2025-05-13 Listed for Rent $1,368 SHOWMOJO
• 2025-05-09 Rental Removed $3,300 REALLYO
• 2025-02-22 Listed for Rent $3,300 REALLYO
• 2025-01-25 Rental Removed $2,800 LISTANZA
• 2025-01-25 Rental Removed $2,800 REALLYO
• 2025-01-25 Listed for Rent $2,800 LISTANZA
• 2025-01-21 Listed for Rent $3,300 REALLYO
• 2025-01-18 Rental Removed $3,300 MARMLS
• 2025-01-16 Rental Removed $3,300 MARMLS
• 2025-01-16 Rental Removed $3,300 REALLYO
• 2025-01-11 Rental Removed $3,300 REALLYO
• 2025-01-11 Listed for Rent $3,300 REALLYO
• 2025-01-06 Listed for Rent $3,300 REALLYO
• 2025-01-06 Rental Removed $3,300 REALLYO
• 2025-01-01 Rental Removed $3,300 REALLYO
• 2025-01-01 Listed for Rent $3,300 REALLYO
• 2024-12-31 Listed for Rent $2,600 MARMLS
• 2024-12-28 Listed for Rent $3,300 REALLYO
• 2024-12-28 Rental Removed $3,300 REALLYO
• 2024-12-23 Rental Removed $3,300 REALLYO
• 2024-12-23 Listed for Rent $3,300 REALLYO
• 2024-12-19 Listed for Rent $3,300 REALLYO
• 2024-12-19 Rental Removed $1,900 REALLYO
• 2024-12-18 Listed for Rent $1,900 MARMLS
• 2024-12-14 Listed for Rent $3,300 REALLYO
• 2024-12-14 Rental Removed $3,300 REALLYO
• 2024-12-09 Rental Removed $3,300 REALLYO
• 2024-12-09 Listed for Rent $3,300 REALLYO
• 2024-12-04 Listed for Rent $3,300 REALLYO
• 2024-12-04 Rental Removed $3,300 REALLYO
• 2024-11-29 Listed for Rent $3,300 REALLYO
• 2024-11-29 Rental Removed $3,300 REALLYO
• 2024-11-24 Listed for Rent $3,300 REALLYO
• 2024-11-24 Rental Removed $3,300 REALLYO
• 2024-11-21 Listed for Rent $3,300 REALLYO
• 2024-11-21 Rental Removed $3,300 REALLYO
• 2024-11-16 Rental Removed $3,300 REALLYO
• 2024-11-16 Listed for Rent $3,300 REALLYO
• 2024-11-12 Listed for Rent $3,300 REALLYO
• 2024-11-12 Rental Removed $3,300 REALLYO
• 2024-11-08 Listed for Rent $3,300 REALLYO
• 2024-11-08 Rental Removed $3,300 REALLYO
• 2024-11-04 Listed for Rent $3,300 REALLYO
• 2024-11-04 Rental Removed $3,300 REALLYO
• 2024-10-31 Listed for Rent $3,300 REALLYO
• 2024-10-31 Rental Removed $3,300 REALLYO
• 2024-10-27 Listed for Rent $3,300 REALLYO
• 2024-10-27 Rental Removed $3,300 REALLYO
• 2024-10-23 Listed for Rent $3,300 REALLYO
• 2024-10-23 Rental Removed $3,300 REALLYO
• 2024-10-19 Listed for Rent $3,300 REALLYO
• 2024-10-19 Rental Removed $3,300 REALLYO
• 2024-10-14 Listed for Rent $3,300 REALLYO
• 2024-10-14 Rental Removed $3,300 REALLYO
• 2024-10-10 Listed for Rent $3,300 REALLYO
• 2024-10-09 Rental Removed $3,300 RENTALBEAST
• 2024-09-05 Listed for Rent $3,300 RENTALBEAST
• 2024-09-05 Rental Removed $3,300 REALLYO
• 2024-09-04 Listed for Rent $3,300 REALLYO
• 2024-09-04 Rental Removed $3,300 REALLYO
• 2024-08-31 Rental Removed $3,300 REALLYO
• 2024-08-31 Listed for Rent $3,300 REALLYO
• 2024-08-26 Listed for Rent $3,300 REALLYO
• 2024-08-26 Rental Removed $3,300 REALLYO
• 2024-08-22 Listed for Rent $3,300 REALLYO
• 2024-08-22 Rental Removed $3,300 REALLYO
• 2024-08-20 Listed for Rent $3,300 REALLYO
• 2024-08-04 Rental Removed $3,300 REALLYO
• 2024-08-04 Rental Removed $3,300 REALLYO
• 2024-08-04 Listed for Rent $3,300 REALLYO
• 2024-08-01 Rental Removed $2,150 REALLYO
• 2024-07-31 Listed for Rent $2,150 REALLYO
• 2024-07-31 Listed for Rent $3,300 REALLYO
• 2024-07-26 Rental Removed $3,300 REALLYO
• 2024-07-26 Rental Removed $3,300 REALLYO
• 2024-07-26 Listed for Rent $3,300 REALLYO
• 2024-07-25 Listed for Rent $2,150 REALLYO
• 2024-07-25 Rental Removed $2,150 REALLYO
• 2024-07-19 Listed for Rent $2,150 REALLYO
• 2024-07-11 Rental Removed $2,150 REALLYO
• 2024-07-03 Listed for Rent $2,150 REALLYO
• 2024-07-03 Rental Removed $2,150 REALLYO
• 2024-06-25 Listed for Rent $2,150 REALLYO
• 2024-06-25 Rental Removed $2,150 REALLYO
• 2024-06-15 Listed for Rent $2,150 REALLYO
• 2024-06-15 Rental Removed $2,150 REALLYO
• 2024-06-08 Listed for Rent $2,150 REALLYO
• 2024-06-08 Rental Removed $2,150 REALLYO
• 2024-06-01 Listed for Rent $2,150 REALLYO
• 2024-06-01 Rental Removed $2,150 REALLYO
• 2024-05-24 Listed for Rent $2,150 REALLYO
• 2023-09-01 Rental Removed $1,900 RENT.
• 2023-08-23 Price Changed $1,900 RENT.
• 2023-08-01 Listed for Rent $2,000 RENT.