200 172nd St #217 · Sunny Isles Beach, FL 33160

$275,000

1 bd · 1.0 ba · 725 sqft · Condo public records · 346 Days on market

Built 1974 $350/mo HOA · 10% 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

LOCATION! 2 BLOCKS WALK TO THE BEACH! Enjoy a true Miami style living with clubs, restaurants, bars, shopping, nightlife, and everything the city has to offer at walking distance! Walk to the beautiful Sunny Isles Beach daily and live stress free in this beautiful condo. You can live where others come to vacation. The building sits on a serene and peaceful street with gated entrance for security. This condo features tiles floors, walk-in closet, spacious kitchen, a den which could be used as an extra bedroom, a half bathroom convenient for visitors, abundant natural light coming in and a great view of the garden outside. Heated pool to enjoy swimming all year round. The 40-year certification successfully completed. Low maintenance fee.

Key facts

• Low hoa fees
• One and a half bath
• Near restaurants

Tags

• ONE BEDROOM
• ONE AND A HALF BATH
• NEAR THE BEACH
• LOW HOA FEES
• NEAR RESTAURANTS
• NEAR MARKETS

Property features AI

Finance

• Other: Annual tax information available but excluded per instructions
• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $350; Association covers cable, internet, and pest control; Association amenities include clubhouse, elevators, fitness center, and playground

Exterior

• Parking: 1 covered garage space; Guest parking available; Leased parking
• Security: Secured elevator; Secured garage/parking; Fire sprinkler system; Smoke detectors
• Utilities: Cable TV included in association fee; Internet included in association fee; Pest control included in association fee
• Home design: 5-story building; Entry located on level 3; Facing/entry details provided for level 3
• Construction: Block construction; Effective year built (updated/remodeled)
• Exterior features: Barbecue area; Courtyard

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: Den
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fan(s)
• Interior features: Closet cabinetry; Eat-in kitchen; Tub with shower; Walk-in closet(s); Updated/remodeled condition
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $3,657/mo this rent would consume 65% 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 9, 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 346 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $212k; 30% 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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 1974 — 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. 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: 1.33% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.3

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: 2.9%
• Equity multiple: 1.14×
• Total profit: $10,890
• Equity at exit: $87,173

10-year hold

• IRR: 6.1%
• Equity multiple: 1.66×
• Total profit: $50,682
• Equity at exit: $110,824

Cash invested: $77,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,657 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $298

Break-even live

Break-even rent $3,280

Max offer price $275,000

Occupancy floor 87%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $275,000 Active 346 DOM
2. 2026-06-17
   days on market $275,000 Active 345 DOM
3. 2026-06-16
   days on market $275,000 Active 344 DOM
4. 2026-06-15
   days on market $275,000 Active 343 DOM
5. 2026-06-13
   days on market $275,000 Active 341 DOM
6. 2026-06-09
   days on market $275,000 Active 337 DOM
7. 2026-06-08
   days on market $275,000 Active 336 DOM
8. 2026-06-08
   days on market $275,000 Active 335 DOM
9. 2026-06-04
   days on market $275,000 Active 332 DOM
10. 2026-06-03
    days on market $275,000 Active 331 DOM
11. 2026-06-02
    days on market $275,000 Active 330 DOM
12. 2026-06-01
    days on market $275,000 Active 329 DOM
13. 2026-05-31
    days on market $275,000 Active 328 DOM
14. 2026-02-26
    price $275,000
15. 2025-11-27
    price $285,000
16. 2025-08-28
    price $290,000
17. 2025-07-07
    listed $300,000 Active
18. 2024-08-10
    historical $2,550
19. 2024-05-24
    price $2,550
20. 2024-04-10
    price $2,750
21. 2024-04-08
    price $2,700
22. 2024-04-08
    listed $2,850
23. 2022-10-21
    soldstatus $211,500
24. 2022-10-18
    soldstatus $211,500 Closed 745-char remark

    Show marketing remark (745 chars)

    LOCATION! 2 BLOCKS WALK TO THE BEACH! Enjoy a true Miami style living with clubs, restaurants, bars, shopping, nightlife, and everything the city has to offer at walking distance! Walk to the beautiful Sunny Isles Beach daily and live stress free in this beautiful condo. You can live where others come to vacation. The building sits on a serene and peaceful street with gated entrance for security. This condo features tiles floors, walk-in closet, spacious kitchen, a den which could be used as an extra bedroom, a half bathroom convenient for visitors, abundant natural light coming in and a great view of the garden outside. Heated pool to enjoy swimming all year round. The 40-year certification successfully completed. Low maintenance fee.

25. 2022-09-28
    status Pending 745-char remark

    Show marketing remark (745 chars)

    LOCATION! 2 BLOCKS WALK TO THE BEACH! Enjoy a true Miami style living with clubs, restaurants, bars, shopping, nightlife, and everything the city has to offer at walking distance! Walk to the beautiful Sunny Isles Beach daily and live stress free in this beautiful condo. You can live where others come to vacation. The building sits on a serene and peaceful street with gated entrance for security. This condo features tiles floors, walk-in closet, spacious kitchen, a den which could be used as an extra bedroom, a half bathroom convenient for visitors, abundant natural light coming in and a great view of the garden outside. Heated pool to enjoy swimming all year round. The 40-year certification successfully completed. Low maintenance fee.

26. 2022-08-03
    status Active 745-char remark

    Show marketing remark (745 chars)

    LOCATION! 2 BLOCKS WALK TO THE BEACH! Enjoy a true Miami style living with clubs, restaurants, bars, shopping, nightlife, and everything the city has to offer at walking distance! Walk to the beautiful Sunny Isles Beach daily and live stress free in this beautiful condo. You can live where others come to vacation. The building sits on a serene and peaceful street with gated entrance for security. This condo features tiles floors, walk-in closet, spacious kitchen, a den which could be used as an extra bedroom, a half bathroom convenient for visitors, abundant natural light coming in and a great view of the garden outside. Heated pool to enjoy swimming all year round. The 40-year certification successfully completed. Low maintenance fee.

27. 2022-07-21
    status Pending 745-char remark

    Show marketing remark (745 chars)

    LOCATION! 2 BLOCKS WALK TO THE BEACH! Enjoy a true Miami style living with clubs, restaurants, bars, shopping, nightlife, and everything the city has to offer at walking distance! Walk to the beautiful Sunny Isles Beach daily and live stress free in this beautiful condo. You can live where others come to vacation. The building sits on a serene and peaceful street with gated entrance for security. This condo features tiles floors, walk-in closet, spacious kitchen, a den which could be used as an extra bedroom, a half bathroom convenient for visitors, abundant natural light coming in and a great view of the garden outside. Heated pool to enjoy swimming all year round. The 40-year certification successfully completed. Low maintenance fee.

28. 2022-07-14
    listed $230,000 Active 745-char remark

    Show marketing remark (745 chars)

    LOCATION! 2 BLOCKS WALK TO THE BEACH! Enjoy a true Miami style living with clubs, restaurants, bars, shopping, nightlife, and everything the city has to offer at walking distance! Walk to the beautiful Sunny Isles Beach daily and live stress free in this beautiful condo. You can live where others come to vacation. The building sits on a serene and peaceful street with gated entrance for security. This condo features tiles floors, walk-in closet, spacious kitchen, a den which could be used as an extra bedroom, a half bathroom convenient for visitors, abundant natural light coming in and a great view of the garden outside. Heated pool to enjoy swimming all year round. The 40-year certification successfully completed. Low maintenance fee.

29. 1997-11-24
    soldstatus $50,000

ⓘ 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: $3,093 · $258/mo
• Projected year-2 tax: $3,093 · $258/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 · 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: $43,889
• − Mortgage interest: −$15,404
• − Property taxes: −$3,093
• − Insurance: −$6,494
• − Repairs & maintenance: −$3,511
• − Management: −$3,511
• − HOA: −$4,200
• − Depreciation: −$8,000
• Taxable loss: −$324
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $3,658/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

+450.0% since first listed

16 events — show timeline

• 2026-02-26 Price Changed $275,000 MARMLS
• 2025-11-27 Price Changed $285,000 MARMLS
• 2025-08-28 Price Changed $290,000 MARMLS
• 2025-07-07 Listed $300,000 MARMLS
• 2024-08-10 Rental Removed $2,550 MARMLS
• 2024-05-24 Price Changed $2,550 MARMLS
• 2024-04-10 Price Changed $2,750 MARMLS
• 2024-04-08 Price Changed $2,700 MARMLS
• 2024-04-08 Listed for Rent $2,850 MARMLS
• 2022-10-21 Sold (Public Records) $211,500 Public Records
• 2022-10-18 Sold (MLS) $211,500 MARMLS
• 2022-09-28 Pending — MARMLS
• 2022-08-03 Relisted — MARMLS
• 2022-07-21 Pending — MARMLS
• 2022-07-14 Listed $230,000 MARMLS
• 1997-11-24 Sold (Public Records) $50,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,093 · -8.6% YoY. Source: county tax records.