19380 Collins Ave #1503 · Sunny Isles Beach, FL 33160

$442,150

2 bd · 2.0 ba · 1,505 sqft · Condo public records · 6 Days on market

Built 1972

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Appreciation +5.3/10.0
• 1% rule +5.2/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

2/2 OCEANVIEW CONDO, BAY VIEW, WALKING DISTANCE TO THE BEACH, SHOPS, POOL, GYM, TENNIS COURTS.

Key facts

• Extensive upgrades
• Beach access
• Garage

Tags

• EXTENSIVE UPGRADES
• HURRICANE-IMPACT WINDOWS
• 40-YEAR CERTIFICATION
• FULL RANGE OF AMENITIES
• BEACH ACCESS
• FREE SUNNY ISLES BEACH SHUTTLE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee (includes management, amenities, common areas, cable TV, hot water, internet, grounds and structure maintenance, pool(s), reserve fund, security, trash, water); Association amenities: billiard room, clubhouse, fitness center, laundry, barbecue/picnic area, pool, tennis courts, transportation service, elevators

Exterior

• Parking: Detached garage with 1 covered space; Garage door opener; Valet
• Security: Closed-circuit cameras; Secured lobby; Security guard; Fire sprinkler system; Smoke detectors; Security/high impact doors; Exterior lighting
• Utilities: Water included in association; Trash included in association; Cable TV included in association; Internet included in association; Hot water included in association; Electric heating and cooling
• Home design: High-rise building (17 stories); Entry on level 15; Resale property; Attached property
• Construction: Block construction
• Exterior features: Balcony (open); Tennis court(s); Heated pool; Has a view; Faces west

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sliding and impact-resistant windows; Unfurnished; Living/dining room; Tub with shower; Walk-in closet(s); Bedroom 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 $442k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $442k).
• Cap rate 4.4% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,500/mo this rent would consume 81% 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 $5k of equity ($3k 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 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 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.
• Current owner paid $215k; list at $442k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.
• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $442,150

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. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 8.2

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: -13.7%
• Equity multiple: 0.35×
• Total profit: $-80,886
• Equity at exit: $140,159

10-year hold

• IRR: -9.1%
• Equity multiple: 0.01×
• Total profit: $-122,662
• Equity at exit: $178,184

Cash invested: $123,802 (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: 8.2×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,319
• Tax from tax record: −$501 /mo · $6,012/yr
• Insurance: −$184
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 11 same-building comps: −$1,238
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-1,114

Break-even live

Break-even rent $5,909

Max offer price $245,394

Occupancy floor —

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: $110,538
• Closing costs: $13,264
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17875 Collins Ave Sunny Isles Beach, FL	3.0	3.0	2122	$22,000	$10.37	11d	3	0.99mi
17141 Collins Ave #4602 Sunny Isles Beach, FL	2.0	2.5	2042	$25,000	$12.24	5d	1	1.39mi
17141 Collins Ave Sunny Isles Beach, FL	3.0	2.5	2042	$19,000	$9.30	24d	1	1.39mi
17141 Collins Ave #4602 Sunny Isles Beach, FL	2.0	2.5	2042	$25,000	$12.24	7d	1	1.39mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	24d	3	1.44mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	20d	2	1.44mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	7d	1	1.44mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	1.50mi

HOA detail condo

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

Listing history 32 events

1. 2026-06-02
   statusdays on market $442,150 Pending 6 DOM
2. 2026-06-01
   days on market $442,150 Active 5 DOM
3. 2026-05-31
   days on market $442,150 Active 4 DOM
4. 2026-05-26
   listed $442,150 Active
5. 2025-05-23
   historical
6. 2025-04-16
   price $429,000
7. 2025-04-01
   historical $2,900
8. 2025-02-14
   listed $460,000 Active
9. 2025-02-12
   listed $2,900
10. 2025-02-03
    historical $2,900
11. 2025-02-03
    listed $2,900
12. 2024-12-27
    historical $2,900
13. 2024-12-27
    listed $2,900
14. 2024-11-23
    historical $2,900
15. 2024-11-04
    listed $2,900
16. 2024-10-31
    historical $2,500
17. 2024-09-18
    price $2,500
18. 2024-08-12
    listed $2,800
19. 2024-08-08
    historical $3,000
20. 2024-07-30
    listed $3,000
21. 2024-07-03
    historical $2,800
22. 2024-04-13
    price $2,800
23. 2024-03-26
    listed $2,900
24. 2024-03-20
    historical $2,900
25. 2024-02-22
    listed $2,900
26. 2024-02-22
    historical $2,800
27. 2024-02-14
    listed $2,800
28. 2024-01-29
    historical $2,800
29. 2023-12-23
    listed $2,800
30. 2011-09-29
    soldstatus $215,000
31. 2011-09-20
    soldstatus $215,000 94-char remark

    Show marketing remark (94 chars)

    2/2 OCEANVIEW CONDO, BAY VIEW, WALKING DISTANCE TO THE BEACH, SHOPS, POOL, GYM, TENNIS COURTS.

32. 2009-04-10
    soldstatus $145,000

ⓘ 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: $6,012 · $501/mo
• Projected year-2 tax: $6,012 · $501/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 · 24 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: $53,995
• − Mortgage interest: −$24,767
• − Property taxes: −$6,012
• − Insurance: −$7,329
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$14,856
• − Depreciation: −$12,863
• Taxable loss: −$20,471
• Est. tax savings @ 24.0%: +$4,913
• After-tax cash flow: $-8,452/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

+204.9% since first listed

29 events — show timeline

• 2026-05-26 Listed $442,150 MARMLS
• 2025-05-23 Listing Removed — MARMLS
• 2025-04-16 Price Changed $429,000 MARMLS
• 2025-04-01 Rental Removed $2,900 MARMLS
• 2025-02-14 Listed $460,000 MARMLS
• 2025-02-12 Listed for Rent $2,900 MARMLS
• 2025-02-03 Rental Removed $2,900 MARMLS
• 2025-02-03 Listed for Rent $2,900 MARMLS
• 2024-12-27 Rental Removed $2,900 MARMLS
• 2024-12-27 Listed for Rent $2,900 MARMLS
• 2024-11-23 Rental Removed $2,900 MARMLS
• 2024-11-04 Listed for Rent $2,900 MARMLS
• 2024-10-31 Rental Removed $2,500 MARMLS
• 2024-09-18 Price Changed $2,500 MARMLS
• 2024-08-12 Listed for Rent $2,800 MARMLS
• 2024-08-08 Rental Removed $3,000 MARMLS
• 2024-07-30 Listed for Rent $3,000 MARMLS
• 2024-07-03 Rental Removed $2,800 MARMLS
• 2024-04-13 Price Changed $2,800 MARMLS
• 2024-03-26 Listed for Rent $2,900 MARMLS
• 2024-03-20 Rental Removed $2,900 MARMLS
• 2024-02-22 Listed for Rent $2,900 MARMLS
• 2024-02-22 Rental Removed $2,800 MARMLS
• 2024-02-14 Listed for Rent $2,800 MARMLS
• 2024-01-29 Rental Removed $2,800 MARMLS
• 2023-12-23 Listed for Rent $2,800 MARMLS
• 2011-09-29 Sold (Public Records) $215,000 Public Records
• 2011-09-20 Sold (MLS) $215,000 MARMLS
• 2009-04-10 Sold (MLS) $145,000 MARMLS

Property tax history

+5.2%/yr

Latest (2025): $6,012 · +7.1% YoY. Source: county tax records.