3545 NE 166th St #304 · North Miami Beach, FL 33160

$280,000

2 bd · 2.0 ba · 1,110 sqft · Condo public records · 281 Days on market

Built 1972 $832/mo HOA · 21% 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 +18.2/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

Spacious two bedroom 2 bathrooms located in the beautiful, gated community of Eastern Shores. Nice water view from the extra-large balcony. Tile floors. Walk in closet. Just minutes to the beach. Walking distance to shopping, movie theater, and numerous restaurants. Building has heated pool, barbecue area, clubhouse and extra storage. Building has completed the 50-year certification. Concrete restoration completed in 2024, new roof and parking lot in 2023. Reserve study completed. Association has reserves. Special assessment will be paid by seller at closing.

Key facts

• Gated community
• Barbecue area
• Clubhouse

Tags

• GATED COMMUNITY
• WATER VIEW
• EXTRA-LARGE BALCONY
• HEATED POOL
• BARBECUE AREA
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry, barbecue, picnic area, pool, storage, trash, and elevators; Association fee covers management, amenities, common areas, insurance, laundry, legal/accounting, grounds and structure maintenance, parking, pest control, pool(s), recreation facilities, sewer, trash and water

Exterior

• Parking: Assigned parking (one space); Guest parking
• Security: Intercom; Key card entry
• Utilities: Cable available
• Home design: Condominium unit in a 10-story building; Entry located on level 3; Property attached
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Heated pool; Canal access with ocean access and no fixed bridges; Waterfront location; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Eat-in kitchen; Living/dining room; Sitting area in primary; Tub/shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (11.1% below list).
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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).

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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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 $88k; list at $280k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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 $246,400 (12.0% 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 281 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.40% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 6.0

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: -5.2%
• Equity multiple: 0.75×
• Total profit: $-19,431
• Equity at exit: $88,758

10-year hold

• IRR: -1.7%
• Equity multiple: 0.82×
• Total profit: $-14,220
• Equity at exit: $112,838

Cash invested: $78,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,916 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$426 /mo · $5,107/yr
• Insurance: −$117
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$832
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $-175

Break-even live

Break-even rent $4,138

Max offer price $249,010

Occupancy floor 99%

Sensitivity live

Price	-10% $-17	-5% $-96	+0% $-175	+5% $-255	+10% $-334
Rent	-10% $-485	-5% $-330	+0% $-175	+5% $-21	+10% $134
Rate	-1.0pp $-34	-0.5pp $-104	base $-175	+0.5pp $-248	+1.0pp $-322

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: $70,000
• Closing costs: $8,400
• 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	1.17mi

HOA detail condo

• Monthly dues: $832 · $9,984/yr
• Likely covers: waterpoolsecurity
• ⚠ Special-assessment mentions:

  …restoration completed in 2024, new roof and parking lot in 2023. Reserve study completed. Association has reserves. Special assessment will be paid by seller at closing.

Listing history 50 events

1. 2026-06-21
   days on market $280,000 Active 281 DOM
2. 2026-06-18
   days on market $280,000 Active 278 DOM
3. 2026-06-17
   days on market $280,000 Active 277 DOM
4. 2026-06-16
   days on market $280,000 Active 276 DOM
5. 2026-06-15
   days on market $280,000 Active 275 DOM
6. 2026-06-13
   days on market $280,000 Active 273 DOM
7. 2026-06-09
   days on market $280,000 Active 269 DOM
8. 2026-06-08
   days on market $280,000 Active 268 DOM
9. 2026-06-08
   days on market $280,000 Active 267 DOM
10. 2026-06-04
    days on market $280,000 Active 264 DOM
11. 2026-06-03
    days on market $280,000 Active 263 DOM
12. 2026-06-02
    days on market $280,000 Active 262 DOM
13. 2026-06-01
    days on market $280,000 Active 261 DOM
14. 2026-05-31
    days on market $280,000 Active 260 DOM
15. 2026-02-03
    price $280,000
16. 2025-11-05
    price $270,000
17. 2025-09-13
    listed $280,000 Active
18. 2025-08-31
    historical
19. 2025-07-31
    price $280,000
20. 2025-03-07
    listed $290,000 Active
21. 2025-03-06
    historical
22. 2024-10-27
    price $290,000
23. 2024-09-04
    price $301,000
24. 2024-06-07
    listed $309,500 Active
25. 2024-03-12
    status Pending
26. 2024-03-05
    historical Active Under Contract
27. 2024-03-05
    historical
28. 2024-01-17
    price $309,000
29. 2023-11-21
    price $320,000
30. 2023-11-10
    listed $335,000 Active
31. 2023-11-10
    status Active
32. 2023-11-09
    historical
33. 2023-11-09
    historical
34. 2023-09-28
    price $309,999
35. 2023-09-08
    price $324,999
36. 2023-08-13
    price $354,990
37. 2023-08-09
    price $369,900
38. 2023-07-19
    price $374,900
39. 2023-03-20
    listed $379,000 Active
40. 2018-05-31
    historical
41. 2018-04-10
    listed $225,000 Active
42. 2018-04-09
    historical
43. 2018-03-13
    status Active
44. 2018-02-19
    historical
45. 2018-01-23
    price $214,999
46. 2018-01-06
    price $199,000
47. 2017-12-27
    price $215,000
48. 2017-11-28
    price $210,500
49. 2017-08-07
    listed $215,000 Active
50. 2017-07-31
    historical

ⓘ 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: $5,107 · $426/mo
• Projected year-2 tax: $5,107 · $426/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: −$15,684
• − Property taxes: −$5,107
• − Insurance: −$6,518
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − HOA: −$9,984
• − Depreciation: −$8,145
• Taxable loss: −$5,965
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $-673/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
• 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

+872.2% since first listed

43 events — show timeline

• 2026-02-03 Price Changed $280,000 MARMLS
• 2025-11-05 Price Changed $270,000 MARMLS
• 2025-09-13 Listed $280,000 MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2025-07-31 Price Changed $280,000 MARMLS
• 2025-03-07 Listed $290,000 MARMLS
• 2025-03-06 Listing Removed — MARMLS
• 2024-10-27 Price Changed $290,000 MARMLS
• 2024-09-04 Price Changed $301,000 MARMLS
• 2024-06-07 Listed $309,500 MARMLS
• 2024-03-12 Pending — MARMLS
• 2024-03-05 Contingent — MARMLS
• 2024-03-05 Listing Removed — MARMLS
• 2024-01-17 Price Changed $309,000 MARMLS
• 2023-11-21 Price Changed $320,000 MARMLS
• 2023-11-10 Listed $335,000 MARMLS
• 2023-11-10 Relisted — MARMLS
• 2023-11-09 Listing Removed — MARMLS
• 2023-11-09 Listing Removed — MARMLS
• 2023-09-28 Price Changed $309,999 MARMLS
• 2023-09-08 Price Changed $324,999 MARMLS
• 2023-08-13 Price Changed $354,990 MARMLS
• 2023-08-09 Price Changed $369,900 MARMLS
• 2023-07-19 Price Changed $374,900 MARMLS
• 2023-03-20 Listed $379,000 MARMLS
• 2018-05-31 Listing Removed — MARMLS
• 2018-04-10 Listed $225,000 MARMLS
• 2018-04-09 Listing Removed — MARMLS
• 2018-03-13 Relisted — MARMLS
• 2018-02-19 Listing Removed — MARMLS
• 2018-01-23 Price Changed $214,999 MARMLS
• 2018-01-06 Price Changed $199,000 MARMLS
• 2017-12-27 Price Changed $215,000 MARMLS
• 2017-11-28 Price Changed $210,500 MARMLS
• 2017-08-07 Listed $215,000 MARMLS
• 2017-07-31 Listing Removed — MARMLS
• 2017-03-30 Listed $215,000 MARMLS
• 2017-03-30 Listing Removed — MARMLS
• 2016-09-29 Price Changed $215,000 MARMLS
• 2016-09-29 Listed $115,000 MARMLS
• 2011-01-22 Sold (MLS) $88,000 MARMLS
• 1977-09-01 Sold (Public Records) $31,900 Public Records
• 1972-12-01 Sold (Public Records) $28,800 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,107 · +6.4% YoY. Source: county tax records.