3660 NE 166th St #505 · North Miami Beach, FL 33160

$218,000

1 bd · 1.0 ba · 865 sqft · Condo public records · 317 Days on market

Built 1971 $751/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 +28.1/30.0
• 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

FULLY REMODELED 1 bed, 1.5 bath condo located on the Intracoastal in Sunny Isles Beach! All permits closed and ready for a new owner. This unit is ideal for investors, newly weds, students, offering a prime location and flexible rental policy. Close to FIU, Golden glades for easy commuting, Grade A schools, fine dinning and the best shopping malls. .7 miles from the Sunny Isles beach. A Perfect view, Prime Location, Affordable HOA, no Rentals Restrictions, what else can you ask for. Pet Friendly community. Seller financing available. Call today for more information and schedule a private tour. Docks currently available for rent for any boat enthusiasts.

Key facts

• Grade a schools
• Prime location
• $751 HOA

Tags

• PRIME LOCATION
• FLEXIBLE RENTAL POLICY
• GRADE A SCHOOLS
• PET FRIENDLY COMMUNITY
• DOCKS AVAILABLE FOR RENT

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, hot water, laundry, structural maintenance, parking, sewer, security, trash, and water; Community amenities include billiard room, business center, clubhouse, fitness center, laundry, library, barbecue/picnic area, playground, and elevators; Community has 128 units

Exterior

• Parking: Detached garage; Guest parking available; One covered garage space
• Security: Security guard
• Utilities: Cable available
• Home design: Condominium/unit in an attached building; Faces northeast; Entry located on level 5; 8-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Intracoastal access (waterfront)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Living/dining room; Main living area at entry level; Other
• Laundry & utility: Common area laundry; Laundry or utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $218k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• 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 $3,800/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 $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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask is 11079% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; list at $218k implies a 119% gain — meaningful room to come down on a strong offer.

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 $191,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.74% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 4.8

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: 3.0%
• Equity multiple: 1.14×
• Total profit: $8,689
• Equity at exit: $69,105

10-year hold

• IRR: 5.6%
• Equity multiple: 1.60×
• Total profit: $36,663
• Equity at exit: $87,853

Cash invested: $61,040 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$331 /mo · $3,978/yr
• Insurance: −$91
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$751
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $259

Break-even live

Break-even rent $3,472

Max offer price $218,000

Occupancy floor 88%

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $751 · $9,012/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-18
   days on market $218,000 Active 317 DOM
2. 2026-06-17
   days on market $218,000 Active 316 DOM
3. 2026-06-16
   days on market $218,000 Active 315 DOM
4. 2026-06-15
   days on market $218,000 Active 314 DOM
5. 2026-06-13
   days on market $218,000 Active 312 DOM
6. 2026-06-09
   days on market $218,000 Active 308 DOM
7. 2026-06-08
   days on market $218,000 Active 307 DOM
8. 2026-06-08
   days on market $218,000 Active 306 DOM
9. 2026-06-04
   days on market $218,000 Active 303 DOM
10. 2026-06-03
    days on market $218,000 Active 302 DOM
11. 2026-06-02
    days on market $218,000 Active 301 DOM
12. 2026-06-01
    days on market $218,000 Active 300 DOM
13. 2026-05-31
    days on market $218,000 Active 299 DOM
14. 2026-05-13
    listed $1,950
15. 2026-04-28
    historical $1,950
16. 2026-04-07
    price $1,950
17. 2026-01-22
    listed $1,975
18. 2026-01-16
    historical $2,050
19. 2025-12-27
    listed $2,050
20. 2025-12-16
    historical $2,100
21. 2025-12-15
    price $218,000
22. 2025-11-27
    listed $2,100
23. 2025-08-05
    listed $222,000 Active
24. 2025-07-29
    historical
25. 2025-03-07
    price $233,000
26. 2024-12-11
    historical $2,000
27. 2024-11-09
    listed $2,000
28. 2024-09-26
    price $238,000
29. 2024-08-16
    listed $247,900 Active
30. 2024-07-31
    historical
31. 2024-07-03
    historical $1,850
32. 2024-05-15
    listed $1,850
33. 2024-03-11
    price $249,900
34. 2023-10-18
    status Active
35. 2023-10-03
    status Pending
36. 2023-08-30
    price $239,000
37. 2023-08-13
    price $249,000
38. 2023-08-01
    listed $265,000 Active
39. 2014-09-24
    soldstatus $99,750 Sold
40. 2014-07-31
    status Pending
41. 2014-05-22
    price $104,900
42. 2014-05-01
    price $109,900
43. 2014-03-19
    price $124,900
44. 2014-02-14
    listed $134,900 Active
45. 2004-05-03
    soldstatus $120,000
46. 1993-11-22
    soldstatus $36,000

ⓘ 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: $3,978 · $331/mo
• Projected year-2 tax: $3,978 · $331/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 10/10 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: $45,605
• − Mortgage interest: −$12,211
• − Property taxes: −$3,978
• − Insurance: −$6,208
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$9,012
• − Depreciation: −$6,342
• Taxable income: $557
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $2,977/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

-94.6% since first listed

33 events — show timeline

• 2026-05-13 Listed for Rent $1,950 MARMLS
• 2026-04-28 Rental Removed $1,950 MARMLS
• 2026-04-07 Price Changed $1,950 MARMLS
• 2026-01-22 Listed for Rent $1,975 MARMLS
• 2026-01-16 Rental Removed $2,050 MARMLS
• 2025-12-27 Listed for Rent $2,050 MARMLS
• 2025-12-16 Rental Removed $2,100 MARMLS
• 2025-12-15 Price Changed $218,000 MARMLS
• 2025-11-27 Listed for Rent $2,100 MARMLS
• 2025-08-05 Listed $222,000 MARMLS
• 2025-07-29 Listing Removed — MARMLS
• 2025-03-07 Price Changed $233,000 MARMLS
• 2024-12-11 Rental Removed $2,000 MARMLS
• 2024-11-09 Listed for Rent $2,000 MARMLS
• 2024-09-26 Price Changed $238,000 MARMLS
• 2024-08-16 Listed $247,900 MARMLS
• 2024-07-31 Listing Removed — MARMLS
• 2024-07-03 Rental Removed $1,850 MARMLS
• 2024-05-15 Listed for Rent $1,850 MARMLS
• 2024-03-11 Price Changed $249,900 MARMLS
• 2023-10-18 Relisted — MARMLS
• 2023-10-03 Pending — MARMLS
• 2023-08-30 Price Changed $239,000 MARMLS
• 2023-08-13 Price Changed $249,000 MARMLS
• 2023-08-01 Listed $265,000 MARMLS
• 2014-09-24 Sold (MLS) $99,750 MARMLS
• 2014-07-31 Pending — MARMLS
• 2014-05-22 Price Changed $104,900 MARMLS
• 2014-05-01 Price Changed $109,900 MARMLS
• 2014-03-19 Price Changed $124,900 MARMLS
• 2014-02-14 Listed $134,900 MARMLS
• 2004-05-03 Sold (Public Records) $120,000 Public Records
• 1993-11-22 Sold (Public Records) $36,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,978 · +7.4% YoY. Source: county tax records.