210 174th St #805 · Sunny Isles Beach, FL 33160

$619,000

3 bd · 2.0 ba · 1,628 sqft · Condo public records · 605 Days on market

Built 1981 $775/mo HOA · 14% of rent

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Live in the heart of Sunny lsles across from the ocean in updated 3 bed/2 bath spacious apartment. South view to the ocean & city from large balcony. New Hurricane proof windows, new A/C and tankless water heater. Washer and dryer in the unit. Winston Tower 600 is gated community with club house, meeting rooms, pool, gym, game room, tennis courts, sauna, extra storage & large courtyard. Building is currently under renovations and balcony restorations. Prime location, close to all shops & restaurants. Min. to Bal Harbour, Aventura, Gulfstream Casino, FLL airport. Best schools, walk to the beach and parks. All assessments has been paid by Seller. Rentals are allowed after tw

Key facts

• $775 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $775; Association amenities include billiard room, bike storage, clubhouse, fitness center, barbecue/picnic area, pool, tennis courts, elevators, and trash service; Association covers amenities, common areas, hot water, pools, trash and water

Exterior

• Parking: Attached carport; 1 covered parking space; Guest parking; On-street parking; One designated parking space
• Security: Doorman; Key card entry; Secured lobby
• Utilities: Electric service; Water included in association; Hot water included in association; Trash service included in association
• Home design: Condominium unit; Entry level: 8; Has a view; 24 total stories
• Construction: Block construction
• Exterior features: Tennis court(s); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Handicap access; Walk-in closet(s); Bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $619k.

Deal economics

• At list price, monthly cash flow is $-700 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $495k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $569k (8.1% below list).
• Recommended offer: $495k (20.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 1870 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $5,686/mo this rent would consume 102% 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 $8k of equity ($4k loan paydown + $3k 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 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 605 days — a 12% lower offer ($545k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $206k; list at $619k implies a 200% 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 $495,424 (20.0% 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 605 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 9.1

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: -7.0%
• Equity multiple: 0.66×
• Total profit: $-58,072
• Equity at exit: $196,219

10-year hold

• IRR: -2.7%
• Equity multiple: 0.70×
• Total profit: $-51,666
• Equity at exit: $249,454

Cash invested: $173,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $5,686 medium
• Mortgage (P&I): −$3,246
• Tax from tax record: −$486 /mo · $5,833/yr
• Insurance: −$258
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$775
• Vacancy / Maint / Mgmt: −$1,194
• Net cashflow: $-700

Break-even live

Break-even rent $6,572

Max offer price $495,424

Occupancy floor —

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17141 Collins Ave #4602 Sunny Isles Beach, FL	2.0	2.5	2042	$25,000	$12.24	8d	1	0.19mi
17141 Collins Ave Sunny Isles Beach, FL	3.0	2.5	2042	$19,000	$9.30	24d	1	0.19mi
17141 Collins Ave #4602 Sunny Isles Beach, FL	2.0	2.5	2042	$25,000	$12.24	5d	1	0.19mi
17875 Collins Ave Sunny Isles Beach, FL	3.0	3.0	2122	$22,000	$10.37	11d	3	0.31mi
16051 Collins Ave #3202 Sunny Isles Beach, FL	2.0	2.5	2235	$18,000	$8.05	15d	1	0.74mi
15901 Collins Ave #4303 Sunny Isles Beach, FL	2.0	3.0	1962	$20,000	$10.19	5d	1	0.84mi
15901 Collins Ave #4303 Sunny Isles Beach, FL	2.0	3.0	1962	$25,000	$12.74	24d	1	0.84mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$33,250	$13.93	3d	8	1.04mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$33,250	$13.93	5d	8	1.04mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$32,750	$14.08	2d	9	1.04mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$33,650	$14.09	19d	8	1.04mi

HOA detail condo

• Monthly dues: $775 · $9,300/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-15
   days on market $619,000 Active 605 DOM
2. 2026-06-13
   days on market $619,000 Active 603 DOM
3. 2026-06-09
   days on market $619,000 Active 599 DOM
4. 2026-06-08
   days on market $619,000 Active 598 DOM
5. 2026-06-08
   days on market $619,000 Active 597 DOM
6. 2026-06-04
   days on market $619,000 Active 594 DOM
7. 2026-06-03
   days on market $619,000 Active 593 DOM
8. 2026-06-02
   days on market $619,000 Active 592 DOM
9. 2026-06-01
   days on market $619,000 Active 591 DOM
10. 2026-05-31
    days on market $619,000 Active 590 DOM
11. 2026-01-11
    status Active
12. 2025-11-30
    status Active
13. 2025-08-30
    status Active
14. 2025-06-01
    status Active
15. 2024-11-20
    price $619,000
16. 2024-01-09
    listed $629,000 Active
17. 2019-11-07
    historical
18. 2019-09-21
    listed $529,000 Active
19. 2019-06-14
    historical
20. 2019-04-15
    listed $529,000 Active
21. 2015-02-13
    historical
22. 2014-12-17
    price $520,000
23. 2014-12-09
    listed $530,000 Active
24. 2014-11-24
    historical
25. 2014-10-08
    price $529,000
26. 2014-07-29
    listed $539,000 Active
27. 2001-06-12
    soldstatus $206,000
28. 1993-06-10
    soldstatus $132,500

ⓘ 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: $5,833 · $486/mo
• Projected year-2 tax: $5,833 · $486/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: $68,234
• − Mortgage interest: −$34,674
• − Property taxes: −$5,833
• − Insurance: −$8,214
• − Repairs & maintenance: −$5,459
• − Management: −$5,459
• − HOA: −$9,300
• − Depreciation: −$18,007
• Taxable loss: −$18,710
• Est. tax savings @ 24.0%: +$4,490
• After-tax cash flow: $-3,904/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

+367.2% since first listed

18 events — show timeline

• 2026-01-11 Relisted — MARMLS
• 2025-11-30 Relisted — MARMLS
• 2025-08-30 Relisted — MARMLS
• 2025-06-01 Relisted — MARMLS
• 2024-11-20 Price Changed $619,000 MARMLS
• 2024-01-09 Listed $629,000 MARMLS
• 2019-11-07 Listing Removed — MARMLS
• 2019-09-21 Listed $529,000 MARMLS
• 2019-06-14 Listing Removed — MARMLS
• 2019-04-15 Listed $529,000 MARMLS
• 2015-02-13 Listing Removed — MARMLS
• 2014-12-17 Price Changed $520,000 MARMLS
• 2014-12-09 Listed $530,000 MARMLS
• 2014-11-24 Listing Removed — Beaches MLS
• 2014-10-08 Price Changed $529,000 Beaches MLS
• 2014-07-29 Listed $539,000 Beaches MLS
• 2001-06-12 Sold (Public Records) $206,000 Public Records
• 1993-06-10 Sold (Public Records) $132,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $5,833 · -0.7% YoY. Source: county tax records.