250 174th St #2012 · Sunny Isles Beach, FL 33160

$314,900

1 bd · 1.0 ba · 1,087 sqft · Condo public records · 33 Days on market

Built 1970 $685/mo HOA · 18% of rent

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Why this score? — see what drove the C+ 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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this stylish one-bedroom convirtable two-bathroom condominium located in Winston Towers 100 in Sunny Isles Beach, Florida. Positioned on the 20 th floor, this 1,087 square-foot residence offers waterfront living with exceptional views and convenient access to all that the area has to offer. The thoughtful floor plan maximizes space with 2 full bathrooms serving the bedroom and living areas, providing comfort and functionality. As a waterfront property, you'll enjoy the distinctive appeal of beachside living in this well-established condominium community. This residence presents an excellent opportunity for those seeking a refined living experience in Sunny Isles Beach. PRICE CUT

Key facts

• Private balcony
• Sauna
• Spa

Tags

• PRIVATE BALCONY
• 24HR SECURITY
• POOL
• GYM
• SAUNA
• SPA

Property features AI

Finance

• Other: Pets allowed with breed and size restrictions; Community contains 35 units
• HOA & community: Association: Winston Towers 100; Monthly HOA fee: $685; HOA covers cable TV, insurance, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, elevator, hot water, recreation facilities, and pool service; Community amenities: elevators, fitness center, game room, laundry, on-site management, park, parking, pool, sauna, manager on site, trash chute, community room, internet included, lobby, maintained community, sidewalks, street lights, security, maintenance

Exterior

• Parking: 1 open parking space; Asphalt surface parking; Guest parking; Valet available
• Security: Building security; Security guard; Smoke detectors; Secure elevator; Attended lobby
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Other utilities connected
• Home design: Condominium; One level; Faces southwest; Resale unit; Located in Winston Towers 100 (23-story building)
• Construction: Concrete construction; Flat/other roof; Permanent foundation; Built as part of a 23-story building
• Exterior features: Intracoastal waterfront; Sidewalks; Asphalt road frontage; City street access; east of US-1

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s); Reverse cycle cooling
• Interior features: Walk-in closets; Custom mirrors; Blinds
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-4 ($-45/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (0.2% below list).
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $305k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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: 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 49% FRL vs 64% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 1870 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 $3,794/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.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $315k implies a 284% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,453 (3.0% 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 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 6.9

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: -2.1%
• Equity multiple: 0.90×
• Total profit: $-8,710
• Equity at exit: $99,821

10-year hold

• IRR: 1.5%
• Equity multiple: 1.16×
• Total profit: $14,484
• Equity at exit: $126,903

Cash invested: $88,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,794 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$685
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $-4

Break-even live

Break-even rent $3,799

Max offer price $314,241

Occupancy floor 95%

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: $78,725
• Closing costs: $9,447
• 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	2d	9	1.11mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $314,900 Active 33 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on market $314,900 Active 32 DOM
4. 2026-06-16
   days on market $314,900 Active 31 DOM
5. 2026-06-15
   days on market $314,900 Active 30 DOM
6. 2026-06-13
   days on market $314,900 Active 28 DOM
7. 2026-06-09
   days on market $314,900 Active 24 DOM
8. 2026-06-08
   days on market $314,900 Active 23 DOM
9. 2026-06-07
   days on market $314,900 Active 22 DOM
10. 2026-06-04
    days on market $314,900 Active 19 DOM
11. 2026-06-03
    days on market $314,900 Active 18 DOM
12. 2026-06-02
    days on market $314,900 Active 17 DOM
13. 2026-06-02
    remarks 510-char remark
14. 2026-06-02
    price $314,900 Active 16 DOM
15. 2026-06-01
    days on market $325,000 Active 16 DOM
16. 2026-05-31
    days on market $325,000 Active 15 DOM
17. 2026-05-15
    listed $325,000 Active
18. 1999-06-17
    soldstatus $82,000

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,333/yr (+$111/mo · 104.0%)

ⓘ 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: $45,526
• − Mortgage interest: −$17,639
• − Property taxes: −$1,281
• − Insurance: −$6,693
• − Repairs & maintenance: −$3,642
• − Management: −$3,642
• − HOA: −$8,220
• − Depreciation: −$9,161
• Taxable loss: −$4,752
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $1,096/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

+296.3% since first listed

2 events — show timeline

• 2026-05-15 Listed $325,000 Beaches MLS
• 1999-06-17 Sold (Public Records) $82,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,281 · +3.3% YoY. Source: county tax records.