3703 NE 166th St #910 · North Miami Beach, FL 33160

$369,999

3 bd · 2.0 ba · 1,450 sqft · Condo public records · 217 Days on market

Built 1972 $880/mo HOA · 17% 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 +22.8/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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 MLS

MULTI OFFER FORM ATTACHED, DEADLINE 4/19/12 @ 5PM, NO EXCEPTIONS. Nice corner unit with waterview. Prequalification from Bank of America or Merill Lynch ONLY. See broker remarks for preferred loan officer contact info. Cash offer must provide CURRENT p roof of funds and are subject to a 60 day deed restriction from date of closing, deed transfer restriction. Attached buyers acknowledgmenet and disclosure must be included with offers, No renting allowed in the first year.

Key facts

• Gated community
• Pet friendly
• $880 HOA

Tags

• BALCONY ACCESS FROM EVERY ROOM
• HEATED COMMUNITY POOL
• GATED COMMUNITY
• PET FRIENDLY

Property features AI

Finance

• Other: Annual taxes listed (see broker for details)
• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers common areas; Building amenities include elevator(s)

Exterior

• Parking: Attached covered carport (1 space); Guest parking available
• Security: Intercom; Phone entry; Key card entry
• Utilities: Has cooling; Has heating
• Home design: Attached property (condo/attached unit); 10-story building; Entry located on level 9; Unit faces a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: First-floor entry; Bedroom on main level; Tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $326k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $5,271/mo this rent would consume 94% 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 7, 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 217 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 13119% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $116k; list at $370k implies a 218% 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 $325,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 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. 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: 1.42% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 5.8

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: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,612
• Equity at exit: $117,287

10-year hold

• IRR: 3.7%
• Equity multiple: 1.40×
• Total profit: $41,115
• Equity at exit: $149,108

Cash invested: $103,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $5,271 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$544 /mo · $6,532/yr
• Insurance: −$154
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$880
• Vacancy / Maint / Mgmt: −$1,107
• Net cashflow: $219

Break-even live

Break-even rent $4,994

Max offer price $369,999

Occupancy floor 91%

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	2387	$33,650	$14.09	19d	8	1.13mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$33,250	$13.93	5d	8	1.13mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$32,750	$14.08	2d	9	1.13mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$33,250	$13.93	3d	8	1.13mi

HOA detail condo

• Monthly dues: $880 · $10,560/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $369,999 Active 217 DOM
2. 2026-06-17
   days on market $369,999 Active 216 DOM
3. 2026-06-16
   days on market $369,999 Active 215 DOM
4. 2026-06-15
   days on market $369,999 Active 214 DOM
5. 2026-06-13
   days on market $369,999 Active 212 DOM
6. 2026-06-09
   days on market $369,999 Active 208 DOM
7. 2026-06-08
   days on market $369,999 Active 207 DOM
8. 2026-06-08
   days on market $369,999 Active 206 DOM
9. 2026-06-04
   days on market $369,999 Active 203 DOM
10. 2026-06-03
    days on market $369,999 Active 202 DOM
11. 2026-06-02
    days on market $369,999 Active 201 DOM
12. 2026-06-01
    days on market $369,999 Active 200 DOM
13. 2026-05-31
    days on market $369,999 Active 199 DOM
14. 2026-03-05
    price $369,999
15. 2026-02-22
    historical $2,799
16. 2025-11-14
    listed $2,799
17. 2025-11-11
    listed $379,999 Active
18. 2012-08-08
    soldstatus $116,250 475-char remark

    Show marketing remark (475 chars)

    MULTI OFFER FORM ATTACHED, DEADLINE 4/19/12 @ 5PM, NO EXCEPTIONS. Nice corner unit with waterview. Prequalification from Bank of America or Merill Lynch ONLY. See broker remarks for preferred loan officer contact info. Cash offer must provide CURRENT p roof of funds and are subject to a 60 day deed restriction from date of closing, deed transfer restriction. Attached buyers acknowledgmenet and disclosure must be included with offers, No renting allowed in the first year.

19. 2005-06-13
    soldstatus $275,000
20. 1972-02-01
    soldstatus $34,100

ⓘ 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: $6,532 · $544/mo
• Projected year-2 tax: $6,532 · $544/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 · 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: $63,256
• − Mortgage interest: −$20,726
• − Property taxes: −$6,532
• − Insurance: −$6,968
• − Repairs & maintenance: −$5,061
• − Management: −$5,061
• − HOA: −$10,560
• − Depreciation: −$10,764
• Taxable loss: −$2,414
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $3,208/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

+985.0% since first listed

7 events — show timeline

• 2026-03-05 Price Changed $369,999 MARMLS
• 2026-02-22 Rental Removed $2,799 MARMLS
• 2025-11-14 Listed for Rent $2,799 MARMLS
• 2025-11-11 Listed $379,999 MARMLS
• 2012-08-08 Sold (MLS) $116,250 MARMLS
• 2005-06-13 Sold (Public Records) $275,000 Public Records
• 1972-02-01 Sold (Public Records) $34,100 Public Records

Property tax history

+12.1%/yr

Latest (2025): $6,532 · +7.1% YoY. Source: county tax records.