17749 Collins Ave Apt 1802
Sunny Isles Beach, FL 33160 · condos · For Sale · 766 days on market
Asking price$7,777,000
4 beds 7 baths 4,609 sqft
Suggested offer$6,500,000$1,277,000 above the est. market value of $6,500,000.
View on Realtor.com →Listed by Olga Mirer · Atlantic Vip Realty Group, Llc
Typecondos
Built2015
Price / sqft$1687
Est. value (own analysis)$6,500,000
Rent estimate (own analysis)$28,750/mo
HOA$10,518/mo
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Statusfor_sale
Listed date2024-07-28
Removed date—
MLSMiamiMLS #A11631289
Coordinates25.94006, -80.12047
Address17749 Collins Ave Apt 1802
CitySunny Isles Beach
StateFL
Zip33160
Listing ID6995414005
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.
Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $7,777,000 |
| Down payment (20.0%) | $1,555,400 |
| Loan amount | $6,221,600 |
| Closing costs (5.0%) | $388,850 |
| Total cash to close | $1,944,250 |
| Income | |
| Rent (comp-derived) | $28,750$345,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $26,450$317,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $12,314$147,763 |
| Insurance (placeholder 0.8% of price) | $5,185$62,216 |
| HOA dues | $10,518$126,216 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,438$17,250 |
| Total operating expenses | $29,454$353,445 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $1,438$17,250 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 4 | 6 | 3,252 | $45,000 | 2026-08-27 | — | |
| condos | 4 | 4 | 4,078 | $20,000 | 2026-08-25 | — | |
| condos | 4 | 6 | 3,945 | $16,900 | 2026-07-09 | — | |
| condos | 4 | 6 | 3,171 | $27,100 | 2026-05-11 | — | |
| condos | 4 | 7 | 4,609 | $45,000 | 2026-08-12 | — | |
| condos | 4 | 5 | 3,287 | $41,000 | 2026-06-25 | — | |
| condos | 4 | 6 | 3,204 | $34,000 | 2026-04-20 | — | |
| condos | 4 | 7 | 4,609 | $39,900 | 2026-04-14 | — | |
| condos | 4 | 5 | 3,945 | $17,900 | 2026-05-19 | — | |
| condos | 4 | 6 | 3,500 | $29,500 | 2026-04-27 | — | |
| condos | 4 | 5 | 3,171 | $28,500 | 2026-08-25 | — | |
| condos | 4 | 7 | 4,141 | $29,000 | 2024-07-21 | — | |
| condos | 4 | 5 | 4,046 | $11,995 | 2026-04-09 | — | |
| condos | 4 | 6 | 3,625 | $38,500 | 2026-09-02 | — | |
| condos | 4 | 7 | 4,609 | $42,000 | 2026-03-04 | — | |
| condos | 4 | 6 | 3,613 | $22,000 | 2026-05-08 | — | |
| condos | 4 | 5 | 3,073 | $11,500 | 2026-08-21 | — | |
| condos | 4 | 6 | 4,385 | $60,000 | 2025-12-06 | — | |
| condos | 4 | 6 | 3,252 | $39,000 | 2026-08-07 | — | |
| condos | 4 | 5 | 3,750 | $26,000 | 2026-07-28 | — | |
| condos | 4 | 5 | 3,555 | $29,000 | 2026-06-01 | — | |
| condos | 4 | 6 | 3,625 | $39,000 | 2026-05-22 | — | |
| condos | 4 | 5 | 4,339 | $17,000 | 2025-10-07 | — | |
| condos | 4 | 6 | 4,050 | $39,500 | 2025-08-27 | — | |
| condos | 4 | 5 | 3,555 | $28,500 | 2026-06-12 | — | |
| condos | 4 | 6 | 4,500 | $25,000 | 2026-06-20 | — | |
| condos | 4 | 6 | 3,854 | $50,000 | 2025-11-13 | — | |
| condos | 4 | 5 | 3,084 | $20,000 | 2026-01-24 | — | |
| condos | 4 | 7 | 3,735 | $24,000 | 2026-05-01 | — | |
| apartment | 4 | 5 | 3,150 | $26,000 | — | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 17749 Collins Ave Apt 3501 | condos | 4 | 7 | 4,609 | $6,500,000 | 2026-08-31 |
| 17901 Collins Ave Unit 3003 | condos | 4 | 5 | 2,987 | $6,700,000 | 2026-08-25 |
| 400 Sunny Isles Blvd Apt 2019 | condos | 4 | 5 | 3,088 | $1,865,000 | 2026-07-21 |
| 18555 Collins Ave Apt 3005 | condos | 4 | 5 | 3,415 | $3,797,359 | 2026-06-26 |
| 17975 Collins Ave Unit N2401 | condos | 4 | 6 | 4,780 | $10,250,000 | 2026-06-25 |
| 17875 Collins Ave Unit 1201 | condos | 4 | 4 | 2,736 | $3,900,000 | 2026-06-17 |
| 16047 Collins Ave Apt 404 | condos | 4 | 7 | 3,735 | $3,940,000 | 2026-06-03 |
| 17001 Collins Ave Apt 4608 | condos | 4 | 6 | 2,871 | $3,965,000 | 2026-06-01 |
| 18501 Collins Ave Apt 1001 | condos | 4 | 6 | 3,625 | $6,535,000 | 2026-05-29 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 333 Atlantic Ave | single_family | 4 | 4 | 2,426 | $11,999,000 | — |
| 3949 194th Ln | single_family | 4 | 4 | 2,353 | $2,259,000 | — |
| 3341 NE 170th St | single_family | 4 | 3 | 3,556 | $3,500,000 | — |
| 18555 Collins Ave Apt 3301 | condos | 4 | 5 | 4,154 | $6,500,000 | — |
| 329 Poinciana Dr Unit 909 | condos | 4 | 3 | 2,425 | $1,190,000 | — |
| 17475 Collins Ave Ph 3201 | condos | 4 | 8 | 9,051 | $23,990,000 | — |
| 17875 Collins Ave Ph 4506 | condos | 4 | 7 | 6,419 | $13,495,000 | — |
| 2349 NE 173rd St | single_family | 4 | 3 | 1,432 | $839,000 | — |
10-year hold projection
IRR-8.3%
Equity multiple-0.40x
Total return (10yr)-$1,711,394
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $8,010,310 | -$36,045 | -$533,075 | $6,154,144 | $1,856,166 |
| 2 | $8,250,619 | -$35,359 | -$532,821 | $6,082,056 | $2,168,564 |
| 3 | $8,498,138 | -$34,608 | -$532,512 | $6,005,017 | $2,493,121 |
| 4 | $8,753,082 | -$33,790 | -$532,147 | $5,922,688 | $2,830,394 |
| 5 | $9,015,674 | -$32,901 | -$531,722 | $5,834,706 | $3,180,969 |
| 6 | $9,286,145 | -$31,937 | -$531,234 | $5,740,681 | $3,545,464 |
| 7 | $9,564,729 | -$30,896 | -$530,681 | $5,640,200 | $3,924,529 |
| 8 | $9,851,671 | -$29,773 | -$530,058 | $5,532,819 | $4,318,852 |
| 9 | $10,147,221 | -$28,566 | -$529,363 | $5,418,063 | $4,729,158 |
| 10 | $10,451,638 | -$27,269 | -$528,592 | $5,295,427 | $5,156,210 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.