250 180th Dr #510 · Sunny Isles Beach, FL 33160

$340,000

2 bd · 2.0 ba · 937 sqft · Condo public records · 216 Days on market

Built 1974

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

WOW, BEST PRICE AND VALUE IN SUNNY ISLES BEACH Great Location in the heart of vibrant Sunny Isles Beach, with an easy walk to the Beach, shops and restaurants. Impeccable and bright condo with 2 bedrooms, 2 updated bathrooms, split plan. Ceramic floor throughout, marble in the bathrooms, Jacuzzi bathtub in the primary bedroom. Walk-in closet in each bedroom. Newer AC, New Hurricane impact windows. Bonus Sunroom, South exposure offering beautiful brightness in the unit. This condo can be rented right away yearly.

Key facts

• Garage
• Community pool
• Built 1974

Property features AI

Finance

• Other: Pets allowed (dogs OK)
• HOA & community: Monthly association fee (includes common areas, cable TV, HVAC, internet, grounds maintenance, structure maintenance, and pool); Association amenities: fitness center, pool, trash service

Exterior

• Parking: 1 covered garage space; One parking space
• Security: Closed-circuit cameras; Intercom; Secured lobby
• Utilities: Central HVAC serviced by association
• Home design: Attached property; 5th floor entry; 5 total stories
• Construction: Block construction; Effective year built
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Breakfast area; First floor entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-774 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.1% 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; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,919/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 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 31% 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 $299,200 (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 216 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 1974 — 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. 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?
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. 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.
12. 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.
13. 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: 1.15% ✓
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.80
• GRM: 7.2

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: -12.7%
• Equity multiple: 0.39×
• Total profit: $-57,716
• Equity at exit: $107,778

10-year hold

• IRR: -8.4%
• Equity multiple: 0.09×
• Total profit: $-86,622
• Equity at exit: $137,018

Cash invested: $95,200 (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: 1878
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,919 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$305 /mo · $3,665/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 2 same-building comps: −$1,214
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $-774

Break-even live

Break-even rent $4,899

Max offer price $203,225

Occupancy floor —

Sensitivity live

Price	-10% $-582	-5% $-678	+0% $-774	+5% $-870	+10% $-967
Rent	-10% $-1,084	-5% $-929	+0% $-774	+5% $-619	+10% $-465
Rate	-1.0pp $-603	-0.5pp $-688	base $-774	+0.5pp $-862	+1.0pp $-952

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 38 events

1. 2026-06-21
   days on market $340,000 Active 216 DOM
2. 2026-06-18
   days on market $340,000 Active 213 DOM
3. 2026-06-17
   days on market $340,000 Active 212 DOM
4. 2026-06-16
   days on market $340,000 Active 211 DOM
5. 2026-06-15
   days on market $340,000 Active 210 DOM
6. 2026-06-13
   days on market $340,000 Active 208 DOM
7. 2026-06-09
   days on market $340,000 Active 204 DOM
8. 2026-06-08
   days on market $340,000 Active 203 DOM
9. 2026-06-08
   days on market $340,000 Active 202 DOM
10. 2026-06-04
    days on market $340,000 Active 199 DOM
11. 2026-06-03
    days on market $340,000 Active 198 DOM
12. 2026-06-02
    days on market $340,000 Active 197 DOM
13. 2026-06-01
    days on market $340,000 Active 196 DOM
14. 2026-05-31
    days on market $340,000 Active 195 DOM
15. 2026-04-18
    status Active
16. 2025-11-17
    listed $340,000 Active
17. 2024-01-29
    historical $2,500
18. 2023-12-15
    price $2,500
19. 2023-11-25
    price $2,700
20. 2023-11-06
    listed $3,000
21. 2023-10-24
    soldstatus $307,800
22. 2023-10-12
    soldstatus $275,000 Closed 517-char remark

    Show marketing remark (517 chars)

    WOW, BEST PRICE AND VALUE IN SUNNY ISLES BEACH Great Location in the heart of vibrant Sunny Isles Beach, with an easy walk to the Beach, shops and restaurants. Impeccable and bright condo with 2 bedrooms, 2 updated bathrooms, split plan. Ceramic floor throughout, marble in the bathrooms, Jacuzzi bathtub in the primary bedroom. Walk-in closet in each bedroom. Newer AC, New Hurricane impact windows. Bonus Sunroom, South exposure offering beautiful brightness in the unit. This condo can be rented right away yearly.

23. 2023-08-17
    status Pending 517-char remark

    Show marketing remark (517 chars)

    WOW, BEST PRICE AND VALUE IN SUNNY ISLES BEACH Great Location in the heart of vibrant Sunny Isles Beach, with an easy walk to the Beach, shops and restaurants. Impeccable and bright condo with 2 bedrooms, 2 updated bathrooms, split plan. Ceramic floor throughout, marble in the bathrooms, Jacuzzi bathtub in the primary bedroom. Walk-in closet in each bedroom. Newer AC, New Hurricane impact windows. Bonus Sunroom, South exposure offering beautiful brightness in the unit. This condo can be rented right away yearly.

24. 2023-08-14
    price $279,000 517-char remark

    Show marketing remark (517 chars)

    WOW, BEST PRICE AND VALUE IN SUNNY ISLES BEACH Great Location in the heart of vibrant Sunny Isles Beach, with an easy walk to the Beach, shops and restaurants. Impeccable and bright condo with 2 bedrooms, 2 updated bathrooms, split plan. Ceramic floor throughout, marble in the bathrooms, Jacuzzi bathtub in the primary bedroom. Walk-in closet in each bedroom. Newer AC, New Hurricane impact windows. Bonus Sunroom, South exposure offering beautiful brightness in the unit. This condo can be rented right away yearly.

25. 2023-07-11
    listed $289,000 Active 517-char remark

    Show marketing remark (517 chars)

    WOW, BEST PRICE AND VALUE IN SUNNY ISLES BEACH Great Location in the heart of vibrant Sunny Isles Beach, with an easy walk to the Beach, shops and restaurants. Impeccable and bright condo with 2 bedrooms, 2 updated bathrooms, split plan. Ceramic floor throughout, marble in the bathrooms, Jacuzzi bathtub in the primary bedroom. Walk-in closet in each bedroom. Newer AC, New Hurricane impact windows. Bonus Sunroom, South exposure offering beautiful brightness in the unit. This condo can be rented right away yearly.

26. 2019-11-26
    soldstatus $195,000
27. 2019-11-14
    soldstatus $195,000 Closed 508-char remark

    Show marketing remark (508 chars)

    BRIGHT SUNNY ISLES BEACH CONDO. LARGEST LINE IN THE BUILDING. NEW IMPACT WINDOWS! OVERLOOKINGTHE SWIMMING POOL INVESTORS CAN RENT RIGHT AWAY. GREAT LOCATION! ONLY TWO BLOCKS FROM THE OCEAN AND JUST ONE BLOCK FROM SUNNY ISLES BEACH - NORMAN S. EDELCUP K-8 SCHOOL A RATED. WALKING DISTANCE TO PUBLIX, RESTAURANTS, SHOPS, PARKS, COMMUNITY CENTER, ETC. GREAT FOR INVESTORS OR OWNER OCCUPANT. SELLER MAY DESIRE TO RENT BACK, SO INVESTORS MAKE MONEY IMMEDIATELY. GREAT NEIGHBORHOOD ONLY A FEW STEPS FROM THE SAND.

28. 2019-10-18
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    BRIGHT SUNNY ISLES BEACH CONDO. LARGEST LINE IN THE BUILDING. NEW IMPACT WINDOWS! OVERLOOKINGTHE SWIMMING POOL INVESTORS CAN RENT RIGHT AWAY. GREAT LOCATION! ONLY TWO BLOCKS FROM THE OCEAN AND JUST ONE BLOCK FROM SUNNY ISLES BEACH - NORMAN S. EDELCUP K-8 SCHOOL A RATED. WALKING DISTANCE TO PUBLIX, RESTAURANTS, SHOPS, PARKS, COMMUNITY CENTER, ETC. GREAT FOR INVESTORS OR OWNER OCCUPANT. SELLER MAY DESIRE TO RENT BACK, SO INVESTORS MAKE MONEY IMMEDIATELY. GREAT NEIGHBORHOOD ONLY A FEW STEPS FROM THE SAND.

29. 2019-10-01
    status Backup Contract 508-char remark

    Show marketing remark (508 chars)

    BRIGHT SUNNY ISLES BEACH CONDO. LARGEST LINE IN THE BUILDING. NEW IMPACT WINDOWS! OVERLOOKINGTHE SWIMMING POOL INVESTORS CAN RENT RIGHT AWAY. GREAT LOCATION! ONLY TWO BLOCKS FROM THE OCEAN AND JUST ONE BLOCK FROM SUNNY ISLES BEACH - NORMAN S. EDELCUP K-8 SCHOOL A RATED. WALKING DISTANCE TO PUBLIX, RESTAURANTS, SHOPS, PARKS, COMMUNITY CENTER, ETC. GREAT FOR INVESTORS OR OWNER OCCUPANT. SELLER MAY DESIRE TO RENT BACK, SO INVESTORS MAKE MONEY IMMEDIATELY. GREAT NEIGHBORHOOD ONLY A FEW STEPS FROM THE SAND.

30. 2019-07-15
    price $199,000 508-char remark

    Show marketing remark (508 chars)

    BRIGHT SUNNY ISLES BEACH CONDO. LARGEST LINE IN THE BUILDING. NEW IMPACT WINDOWS! OVERLOOKINGTHE SWIMMING POOL INVESTORS CAN RENT RIGHT AWAY. GREAT LOCATION! ONLY TWO BLOCKS FROM THE OCEAN AND JUST ONE BLOCK FROM SUNNY ISLES BEACH - NORMAN S. EDELCUP K-8 SCHOOL A RATED. WALKING DISTANCE TO PUBLIX, RESTAURANTS, SHOPS, PARKS, COMMUNITY CENTER, ETC. GREAT FOR INVESTORS OR OWNER OCCUPANT. SELLER MAY DESIRE TO RENT BACK, SO INVESTORS MAKE MONEY IMMEDIATELY. GREAT NEIGHBORHOOD ONLY A FEW STEPS FROM THE SAND.

31. 2019-04-25
    listed $205,000 Active 508-char remark

    Show marketing remark (508 chars)

    BRIGHT SUNNY ISLES BEACH CONDO. LARGEST LINE IN THE BUILDING. NEW IMPACT WINDOWS! OVERLOOKINGTHE SWIMMING POOL INVESTORS CAN RENT RIGHT AWAY. GREAT LOCATION! ONLY TWO BLOCKS FROM THE OCEAN AND JUST ONE BLOCK FROM SUNNY ISLES BEACH - NORMAN S. EDELCUP K-8 SCHOOL A RATED. WALKING DISTANCE TO PUBLIX, RESTAURANTS, SHOPS, PARKS, COMMUNITY CENTER, ETC. GREAT FOR INVESTORS OR OWNER OCCUPANT. SELLER MAY DESIRE TO RENT BACK, SO INVESTORS MAKE MONEY IMMEDIATELY. GREAT NEIGHBORHOOD ONLY A FEW STEPS FROM THE SAND.

32. 2018-12-14
    soldstatus $190,000 Sold
33. 2018-10-31
    price $209,000
34. 2018-10-15
    price $219,000
35. 2018-09-27
    listed $239,000 Active
36. 2000-09-19
    soldstatus $84,000
37. 1992-06-05
    soldstatus $61,000
38. 1990-01-03
    soldstatus $55,000

ⓘ 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: $3,665 · $305/mo
• Projected year-2 tax: $3,665 · $305/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: $47,033
• − Mortgage interest: −$19,045
• − Property taxes: −$3,665
• − Insurance: −$6,818
• − Repairs & maintenance: −$3,763
• − Management: −$3,763
• − HOA: −$14,568
• − Depreciation: −$9,891
• Taxable loss: −$14,480
• Est. tax savings @ 24.0%: +$3,475
• After-tax cash flow: $-5,816/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

+518.2% since first listed

24 events — show timeline

• 2026-04-18 Relisted — MARMLS
• 2025-11-17 Listed $340,000 MARMLS
• 2024-01-29 Rental Removed $2,500 MARMLS
• 2023-12-15 Price Changed $2,500 MARMLS
• 2023-11-25 Price Changed $2,700 MARMLS
• 2023-11-06 Listed for Rent $3,000 MARMLS
• 2023-10-24 Sold (Public Records) $307,800 Public Records
• 2023-10-12 Sold (MLS) $275,000 MARMLS
• 2023-08-17 Pending — MARMLS
• 2023-08-14 Price Changed $279,000 MARMLS
• 2023-07-11 Listed $289,000 MARMLS
• 2019-11-26 Sold (Public Records) $195,000 Public Records
• 2019-11-14 Sold (MLS) $195,000 MARMLS
• 2019-10-18 Contingent — MARMLS
• 2019-10-01 Pending — MARMLS
• 2019-07-15 Price Changed $199,000 MARMLS
• 2019-04-25 Listed $205,000 MARMLS
• 2018-12-14 Sold (MLS) $190,000 MARMLS
• 2018-10-31 Price Changed $209,000 MARMLS
• 2018-10-15 Price Changed $219,000 MARMLS
• 2018-09-27 Listed $239,000 MARMLS
• 2000-09-19 Sold (Public Records) $84,000 Public Records
• 1992-06-05 Sold (Public Records) $61,000 Public Records
• 1990-01-03 Sold (Public Records) $55,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,665 · -10.6% YoY. Source: county tax records.