3703 NE 166th St #808 · North Miami Beach, FL 33160

$295,000

2 bd · 1.0 ba · 1,110 sqft · Condo public records · 186 Days on market

Built 1972 $801/mo HOA · 20% of rent

---

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 +16.4/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +5.1/10.0
• 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

Remodeled 2 BR, 2 Ba Condo on Eastern Shores - Walking distance to supermarket, shops, restaurants and five minutes drive to beach. Amazing views of the Inter coastal Successfully passed the 40 Year Rectification Inspection. Has hurricane resistant doors and windows. This is a very secured and maintained building.

Key facts

• Recent upgrades
• Intracoastal views
• $801 HOA

Tags

• INTRACOASTAL VIEWS
• GATED EASTERN SHORES COMMUNITY
• IMPACT-RESISTANT SLIDING DOORS
• RECENT UPGRADES
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• Other: Pets allowed (yes) with a maximum weight limit of 20 lbs
• HOA & community: Monthly association fee ($801); Association covers management, amenities, common areas, insurance, laundry, structural maintenance, parking, sewer, trash and water; Association amenities include boat dock, laundry facilities and elevators

Exterior

• Parking: Assigned parking (1 space); Covered parking (1 space); 1-car garage
• Security: Secured elevator; Key card entry; Phone entry
• Utilities: Municipal water; Sewer service; Electric service
• Home design: Condo / attached unit; 8th floor entry level; 10-story building; Has a view
• Construction: Block construction; Resale unit
• Exterior features: Deck; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Living/dining room; Split bedroom floor plan; Tub with shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (15.5% below list).
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $249k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 7.0% 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.
• Zoned schools: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% FRL); 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).
• Market conditions: Rents flat; 1879 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 $3,916/mo this rent would consume 70% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $55k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,322 (15.5% 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 186 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• 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: -6.3%
• Equity multiple: 0.70×
• Total profit: $-24,803
• Equity at exit: $93,513

10-year hold

• IRR: -2.6%
• Equity multiple: 0.72×
• Total profit: $-23,366
• Equity at exit: $118,883

Cash invested: $82,600 (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: 1879
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,916 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$455 /mo · $5,458/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$801
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $-259

Break-even live

Break-even rent $4,243

Max offer price $249,322

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-175	+0% $-259	+5% $-342	+10% $-426
Rent	-10% $-568	-5% $-413	+0% $-259	+5% $-104	+10% $51
Rate	-1.0pp $-110	-0.5pp $-184	base $-259	+0.5pp $-335	+1.0pp $-413

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: $73,750
• Closing costs: $8,850
• 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	4d	9	1.13mi

HOA detail condo

• Monthly dues: $801 · $9,612/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $295,000 Active 186 DOM
2. 2026-06-18
   days on market $295,000 Active 183 DOM
3. 2026-06-17
   days on market $295,000 Active 182 DOM
4. 2026-06-16
   days on market $295,000 Active 181 DOM
5. 2026-06-15
   days on market $295,000 Active 180 DOM
6. 2026-06-13
   days on market $295,000 Active 178 DOM
7. 2026-06-09
   days on market $295,000 Active 174 DOM
8. 2026-06-08
   days on market $295,000 Active 173 DOM
9. 2026-06-07
   days on market $295,000 Active 172 DOM
10. 2026-06-04
    days on market $295,000 Active 169 DOM
11. 2026-06-03
    days on market $295,000 Active 168 DOM
12. 2026-06-02
    days on market $295,000 Active 167 DOM
13. 2026-06-01
    days on market $295,000 Active 166 DOM
14. 2026-05-31
    days on market $295,000 Active 165 DOM
15. 2026-05-08
    price $295,000
16. 2026-03-30
    price $297,000
17. 2026-03-03
    status Active
18. 2026-02-05
    status Pending
19. 2025-12-19
    price $299,000
20. 2025-11-21
    listed $350,000 Active
21. 2021-11-24
    soldstatus $305,000
22. 2021-11-16
    soldstatus $305,000 Closed 315-char remark

    Show marketing remark (315 chars)

    Remodeled 2 BR, 2 Ba Condo on Eastern Shores - Walking distance to supermarket, shops, restaurants and five minutes drive to beach. Amazing views of the Inter coastal Successfully passed the 40 Year Rectification Inspection. Has hurricane resistant doors and windows. This is a very secured and maintained building.

23. 2021-10-12
    historical Active Under Contract 315-char remark

    Show marketing remark (315 chars)

    Remodeled 2 BR, 2 Ba Condo on Eastern Shores - Walking distance to supermarket, shops, restaurants and five minutes drive to beach. Amazing views of the Inter coastal Successfully passed the 40 Year Rectification Inspection. Has hurricane resistant doors and windows. This is a very secured and maintained building.

24. 2021-09-24
    listed $298,500 Active 315-char remark

    Show marketing remark (315 chars)

    Remodeled 2 BR, 2 Ba Condo on Eastern Shores - Walking distance to supermarket, shops, restaurants and five minutes drive to beach. Amazing views of the Inter coastal Successfully passed the 40 Year Rectification Inspection. Has hurricane resistant doors and windows. This is a very secured and maintained building.

25. 2016-11-23
    soldstatus $186,000
26. 2016-11-17
    soldstatus $186,000 Sold 438-char remark

    Show marketing remark (438 chars)

    STOP ON BY AND PREVIEW THIS WATERFRONT 8TH FLOOR - 2/2 IN GATED EASTERN SHORES! THIS UNIT FEATURES 1100 OF BEAUTIFUL SQFT W/ OPEN DINING & LIVING ROOM COMBO. SPLIT-FLOOR PLAN WITH 2 FULL SIZE BATHROOMS. KITCHEN IS LARGE W/ S/S APPLIANCES. TILE FLOORS THROUGHOUT! THIS CONDO IS WELL KEPT WITH VERY LOW HOA! COMPLEX IS MINS. AWAY FROM INTERCOASTAL MALL, SUNNY ISLES BEACH, INTERCOASTAL WATER. NO AGE RESTRICTION! NO SHORT SALE/NO REO!

27. 2016-09-30
    status Backup Contract 438-char remark

    Show marketing remark (438 chars)

    STOP ON BY AND PREVIEW THIS WATERFRONT 8TH FLOOR - 2/2 IN GATED EASTERN SHORES! THIS UNIT FEATURES 1100 OF BEAUTIFUL SQFT W/ OPEN DINING & LIVING ROOM COMBO. SPLIT-FLOOR PLAN WITH 2 FULL SIZE BATHROOMS. KITCHEN IS LARGE W/ S/S APPLIANCES. TILE FLOORS THROUGHOUT! THIS CONDO IS WELL KEPT WITH VERY LOW HOA! COMPLEX IS MINS. AWAY FROM INTERCOASTAL MALL, SUNNY ISLES BEACH, INTERCOASTAL WATER. NO AGE RESTRICTION! NO SHORT SALE/NO REO!

28. 2016-08-30
    price $199,000 438-char remark

    Show marketing remark (438 chars)

    STOP ON BY AND PREVIEW THIS WATERFRONT 8TH FLOOR - 2/2 IN GATED EASTERN SHORES! THIS UNIT FEATURES 1100 OF BEAUTIFUL SQFT W/ OPEN DINING & LIVING ROOM COMBO. SPLIT-FLOOR PLAN WITH 2 FULL SIZE BATHROOMS. KITCHEN IS LARGE W/ S/S APPLIANCES. TILE FLOORS THROUGHOUT! THIS CONDO IS WELL KEPT WITH VERY LOW HOA! COMPLEX IS MINS. AWAY FROM INTERCOASTAL MALL, SUNNY ISLES BEACH, INTERCOASTAL WATER. NO AGE RESTRICTION! NO SHORT SALE/NO REO!

29. 2016-07-13
    price $205,000 438-char remark

    Show marketing remark (438 chars)

    STOP ON BY AND PREVIEW THIS WATERFRONT 8TH FLOOR - 2/2 IN GATED EASTERN SHORES! THIS UNIT FEATURES 1100 OF BEAUTIFUL SQFT W/ OPEN DINING & LIVING ROOM COMBO. SPLIT-FLOOR PLAN WITH 2 FULL SIZE BATHROOMS. KITCHEN IS LARGE W/ S/S APPLIANCES. TILE FLOORS THROUGHOUT! THIS CONDO IS WELL KEPT WITH VERY LOW HOA! COMPLEX IS MINS. AWAY FROM INTERCOASTAL MALL, SUNNY ISLES BEACH, INTERCOASTAL WATER. NO AGE RESTRICTION! NO SHORT SALE/NO REO!

30. 2016-05-14
    listed $215,000 Active 438-char remark

    Show marketing remark (438 chars)

    STOP ON BY AND PREVIEW THIS WATERFRONT 8TH FLOOR - 2/2 IN GATED EASTERN SHORES! THIS UNIT FEATURES 1100 OF BEAUTIFUL SQFT W/ OPEN DINING & LIVING ROOM COMBO. SPLIT-FLOOR PLAN WITH 2 FULL SIZE BATHROOMS. KITCHEN IS LARGE W/ S/S APPLIANCES. TILE FLOORS THROUGHOUT! THIS CONDO IS WELL KEPT WITH VERY LOW HOA! COMPLEX IS MINS. AWAY FROM INTERCOASTAL MALL, SUNNY ISLES BEACH, INTERCOASTAL WATER. NO AGE RESTRICTION! NO SHORT SALE/NO REO!

31. 2009-06-03
    soldstatus $135,500
32. 2009-05-21
    soldstatus $135,500
33. 1991-12-02
    soldstatus $25,000
34. 1972-05-01
    soldstatus $29,700

ⓘ 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: $5,458 · $455/mo
• Projected year-2 tax: $5,458 · $455/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: $46,993
• − Mortgage interest: −$16,525
• − Property taxes: −$5,458
• − Insurance: −$6,594
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − HOA: −$9,612
• − Depreciation: −$8,582
• Taxable loss: −$7,295
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-1,352/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

+893.3% since first listed

20 events — show timeline

• 2026-05-08 Price Changed $295,000 MARMLS
• 2026-03-30 Price Changed $297,000 MARMLS
• 2026-03-03 Relisted — MARMLS
• 2026-02-05 Pending — MARMLS
• 2025-12-19 Price Changed $299,000 MARMLS
• 2025-11-21 Listed $350,000 MARMLS
• 2021-11-24 Sold (Public Records) $305,000 Public Records
• 2021-11-16 Sold (MLS) $305,000 MARMLS
• 2021-10-12 Contingent — MARMLS
• 2021-09-24 Listed $298,500 MARMLS
• 2016-11-23 Sold (Public Records) $186,000 Public Records
• 2016-11-17 Sold (MLS) $186,000 MARMLS
• 2016-09-30 Pending — MARMLS
• 2016-08-30 Price Changed $199,000 MARMLS
• 2016-07-13 Price Changed $205,000 MARMLS
• 2016-05-14 Listed $215,000 MARMLS
• 2009-06-03 Sold (Public Records) $135,500 Public Records
• 2009-05-21 Sold (MLS) $135,500 MARMLS
• 1991-12-02 Sold (Public Records) $25,000 Public Records
• 1972-05-01 Sold (Public Records) $29,700 Public Records

Property tax history

+12.0%/yr

Latest (2025): $5,458 · +1.1% YoY. Source: county tax records.