3660 NE 166th St Unit 115 · North Miami Beach, FL 33160

$399,000

2 bd · 2.0 ba · 1,083 sqft · Condo public records · 157 Days on market

Built 1971

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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 +7.3/30.0
• Appreciation +5.3/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

45-FT DEEDED DOCK + TWO DEEDS | Waterfront 2-Bed / 2-Bath Condo With Direct Canal Access to Haulover Inlet Rare opportunity to own a true boater’s residence with a 45-foot DEEDED dock conveyed by a separate deed. This sale includes two deeds: one for the condominium and one for the dock, making this one of the most valuable and uncommon waterfront offerings in Eastern Shores. This ground-floor 2-bedroom, 2-bath waterfront condominium is located directly on a navigable canal with immediate walk-out access from the unit to your private dock. Step outside your living space and onto your boat — no elevators, no marina drives, no dock leases, and no waiting lists. CONTACT : 216 832 9068 The 45-foot dock sits in calm, protected canal waters and offers direct navigation to the Intracoastal Waterway, followed by a short ride north to Haulover Inlet, where the canal and ICW open directly into the Atlantic Ocean. Ocean access is approximately a 10-minute boat ride from the dock, making this location ideal for serious boaters, fishermen, and yacht owners. Inside, the residence features a bright, open layout with polished tile floors, a modern kitchen with stainless steel appliances and stone countertops, spacious living and dining areas, and sliding glass doors opening to a private waterfront patio overlooking the canal and dock. The ground-floor orientation provides unmatched convenience and a true indoor-outdoor boating lifestyle. Both bedrooms are generously sized, with two full bathrooms, making the property suitable as a full-time residence, second home, or boating-focused retreat. PARKING – UNCOMMON ADVANTAGE In addition to owner parking, the property features a large dedicated guest parking lot, allowing multiple guest vehicles to park on site, including overnight and extended stays. This is a major benefit for boat owners who host guests, crew, or family — a rare feature among waterfront condominiums. BUILDING & COMMUNITY AMENITIES – EASTERN SHORES WHITE HOUSE Located within the guard-gated Eastern Shores community, the Eastern Shores White House offers: Waterfront swimming pool On-site fitness center / gym Secure lobby and elevator access On-site management Assigned owner parking plus extensive guest parking Well-maintained waterfront walkways Quiet, residential boating environment Minutes from Haulover Inlet, Sunny Isles Beach, Bal Harbour, Aventura Mall, and premier dining, shopping, and boating destinations. WHY THIS PROPERTY IS TRULY RARE 45-FT DEEDED DOCK (SEPARATE DEED) Two deeds convey with sale: Condo Deed + Dock Deed Dock is not leased, not shared, and not subject to waitlists Walk-out access directly from unit to dock Direct canal → Intracoastal → Haulover Inlet → Atlantic Ocean Approximately 10-minute boat ride to ocean access Exceptional guest parking availability Ground-floor waterfront convenience IMPORTANT NOTES Dock ownership is fully deeded, transferable, and recorded separately Ideal for larger vessels, center consoles, sportfish, cruisers, or multiple watercraft One of the few properties offering this exact combination of deeded dock + ground-floor access + ocean proximity

Key facts

• 45-ft deeded dock
• Direct canal access
• Built 1971

Tags

• 45-FT DEEDED DOCK
• DIRECT CANAL ACCESS
• PRIVATE WATERFRONT PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $-953 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (1.7% below list).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.

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 $3,924/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 $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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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 $351,120 (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 157 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 1971 — 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. 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?
11. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
12. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
13. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
14. 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.
15. 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.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 8.5

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: -13.0%
• Equity multiple: 0.38×
• Total profit: $-69,488
• Equity at exit: $126,480

10-year hold

• IRR: -8.4%
• Equity multiple: 0.08×
• Total profit: $-102,672
• Equity at exit: $160,795

Cash invested: $111,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,924 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$416 /mo · $4,988/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 3 same-building comps: −$952
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $-953

Break-even live

Break-even rent $5,130

Max offer price $230,676

Occupancy floor —

Sensitivity live

Price	-10% $-727	-5% $-840	+0% $-953	+5% $-1,066	+10% $-1,179
Rent	-10% $-1,263	-5% $-1,108	+0% $-953	+5% $-798	+10% $-643
Rate	-1.0pp $-752	-0.5pp $-851	base $-953	+0.5pp $-1,056	+1.0pp $-1,161

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: $99,750
• Closing costs: $11,970
• 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	1.08mi

HOA detail condo

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

Listing history 39 events

1. 2026-06-22
   days on market $399,000 Active 157 DOM
2. 2026-06-18
   days on market $399,000 Active 154 DOM
3. 2026-06-17
   days on market $399,000 Active 153 DOM
4. 2026-06-16
   days on market $399,000 Active 152 DOM
5. 2026-06-15
   days on market $399,000 Active 151 DOM
6. 2026-06-13
   days on market $399,000 Active 149 DOM
7. 2026-06-09
   days on market $399,000 Active 145 DOM
8. 2026-06-08
   days on market $399,000 Active 144 DOM
9. 2026-06-08
   days on market $399,000 Active 143 DOM
10. 2026-06-04
    days on market $399,000 Active 140 DOM
11. 2026-06-03
    days on market $399,000 Active 139 DOM
12. 2026-06-02
    days on market $399,000 Active 138 DOM
13. 2026-06-01
    days on market $399,000 Active 137 DOM
14. 2026-05-31
    days on market $399,000 Active 136 DOM
15. 2026-01-22
    listed $399,000 Active 3197-char remark

    Show marketing remark (3197 chars)

    45-FT DEEDED DOCK + TWO DEEDS | Waterfront 2-Bed / 2-Bath Condo With Direct Canal Access to Haulover Inlet Rare opportunity to own a true boater’s residence with a 45-foot DEEDED dock conveyed by a separate deed. This sale includes two deeds: one for the condominium and one for the dock, making this one of the most valuable and uncommon waterfront offerings in Eastern Shores. This ground-floor 2-bedroom, 2-bath waterfront condominium is located directly on a navigable canal with immediate walk-out access from the unit to your private dock. Step outside your living space and onto your boat — no elevators, no marina drives, no dock leases, and no waiting lists. CONTACT : 216 832 9068 The 45-foot dock sits in calm, protected canal waters and offers direct navigation to the Intracoastal Waterway, followed by a short ride north to Haulover Inlet, where the canal and ICW open directly into the Atlantic Ocean. Ocean access is approximately a 10-minute boat ride from the dock, making this location ideal for serious boaters, fishermen, and yacht owners. Inside, the residence features a bright, open layout with polished tile floors, a modern kitchen with stainless steel appliances and stone countertops, spacious living and dining areas, and sliding glass doors opening to a private waterfront patio overlooking the canal and dock. The ground-floor orientation provides unmatched convenience and a true indoor-outdoor boating lifestyle. Both bedrooms are generously sized, with two full bathrooms, making the property suitable as a full-time residence, second home, or boating-focused retreat. PARKING – UNCOMMON ADVANTAGE In addition to owner parking, the property features a large dedicated guest parking lot, allowing multiple guest vehicles to park on site, including overnight and extended stays. This is a major benefit for boat owners who host guests, crew, or family — a rare feature among waterfront condominiums. BUILDING & COMMUNITY AMENITIES – EASTERN SHORES WHITE HOUSE Located within the guard-gated Eastern Shores community, the Eastern Shores White House offers: Waterfront swimming pool On-site fitness center / gym Secure lobby and elevator access On-site management Assigned owner parking plus extensive guest parking Well-maintained waterfront walkways Quiet, residential boating environment Minutes from Haulover Inlet, Sunny Isles Beach, Bal Harbour, Aventura Mall, and premier dining, shopping, and boating destinations. WHY THIS PROPERTY IS TRULY RARE 45-FT DEEDED DOCK (SEPARATE DEED) Two deeds convey with sale: Condo Deed + Dock Deed Dock is not leased, not shared, and not subject to waitlists Walk-out access directly from unit to dock Direct canal → Intracoastal → Haulover Inlet → Atlantic Ocean Approximately 10-minute boat ride to ocean access Exceptional guest parking availability Ground-floor waterfront convenience IMPORTANT NOTES Dock ownership is fully deeded, transferable, and recorded separately Ideal for larger vessels, center consoles, sportfish, cruisers, or multiple watercraft One of the few properties offering this exact combination of deeded dock + ground-floor access + ocean proximity

16. 2026-01-14
    listed $399,000 Active
17. 2025-12-09
    soldstatus $375,000
18. 2025-07-31
    historical $2,500
19. 2025-07-10
    price $2,500
20. 2025-07-01
    historical
21. 2025-05-30
    listed $2,600
22. 2025-05-29
    listed $375,000 Active
23. 2018-11-08
    soldstatus $235,500
24. 2018-11-01
    soldstatus $235,500 Sold
25. 2018-10-18
    status Pending
26. 2017-04-14
    price $259,000
27. 2016-06-16
    listed $279,000 Active
28. 2015-11-02
    soldstatus $139,000
29. 2015-10-27
    soldstatus $139,000 Closed
30. 2015-08-03
    historical
31. 2015-07-31
    listed $154,000
32. 2015-07-01
    historical
33. 2015-06-14
    price $154,000
34. 2015-06-09
    price $156,000
35. 2015-05-07
    price $168,900
36. 2015-01-16
    listed $189,900 Active
37. 2014-10-18
    historical
38. 2006-03-10
    listed $305,000
39. 1980-05-01
    soldstatus $39,000

ⓘ 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: $4,988 · $416/mo
• Projected year-2 tax: $4,988 · $416/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 · 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: $47,088
• − Mortgage interest: −$22,350
• − Property taxes: −$4,988
• − Insurance: −$7,114
• − Repairs & maintenance: −$3,767
• − Management: −$3,767
• − HOA: −$11,424
• − Depreciation: −$11,607
• Taxable loss: −$17,928
• Est. tax savings @ 24.0%: +$4,303
• After-tax cash flow: $-7,131/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

+923.1% since first listed

25 events — show timeline

• 2026-01-22 Listed $399,000 FSBO.com
• 2026-01-14 Listed $399,000 Fizber.com
• 2025-12-09 Sold (Public Records) $375,000 Public Records
• 2025-07-31 Rental Removed $2,500 MARMLS
• 2025-07-10 Price Changed $2,500 MARMLS
• 2025-07-01 Listing Removed — MARMLS
• 2025-05-30 Listed for Rent $2,600 MARMLS
• 2025-05-29 Listed $375,000 MARMLS
• 2018-11-08 Sold (Public Records) $235,500 Public Records
• 2018-11-01 Sold (MLS) $235,500 MARMLS
• 2018-10-18 Pending — MARMLS
• 2017-04-14 Price Changed $259,000 MARMLS
• 2016-06-16 Listed $279,000 MARMLS
• 2015-11-02 Sold (Public Records) $139,000 Public Records
• 2015-10-27 Sold (MLS) $139,000 Beaches MLS
• 2015-08-03 Listing Removed — Beaches MLS
• 2015-07-31 Listed $154,000 Beaches MLS
• 2015-07-01 Listing Removed — Beaches MLS
• 2015-06-14 Price Changed $154,000 Beaches MLS
• 2015-06-09 Price Changed $156,000 Beaches MLS
• 2015-05-07 Price Changed $168,900 Beaches MLS
• 2015-01-16 Listed $189,900 Beaches MLS
• 2014-10-18 Listing Removed — Beaches MLS
• 2006-03-10 Listed $305,000 Beaches MLS
• 1980-05-01 Sold (Public Records) $39,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,988 · +7.3% YoY. Source: county tax records.