300 Bayview Dr #902 · Sunny Isles Beach, FL 33160

$288,000

1 bd · 1.5 ba · 762 sqft · Condo public records · 207 Days on market

Built 1968 $1078/mo HOA · 29% 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 +12.0/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Bright & Spacious 1-Bedroom with Spectacular Intracoastal and Ocean Views! Welcome to Unit 902 at 300 Bayview Drive, located in the sought-after Arlen House in Sunny Isles Beach. Beautifully situated 1-bed, 1.5-bath unit offers breathtaking southern views with STUNNING views of the Intracoastal Waterway & Ocean. Steps from beach, this residence combines coastal living with incredible convenience. Arlen House is a full service building with resort style amenities - Heated pool /Waterfront Restaurant/Mini Market /Business Center /Gym /24 hour security and bellman! Whether you're looking for a serene getaway or a vibrant place to call home, this is the perfect opportunity to own in

Key facts

• Business center
• 24 hour security
• Heated pool

Tags

• HEATED POOL
• BUSINESS CENTER
• 24 HOUR SECURITY

Property features AI

Finance

• Financial info: Lease consideration allowed; No pets allowed
• HOA & community: Monthly association fee; Association covers management, common areas, cable TV, hot water, insurance, internet, legal/accounting, pest control, roof, sewer, security, trash and water; Community amenities include business center, clubhouse, fitness center, laundry, pool, shuffleboard court, storage and tennis court(s)

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Doorman; Lobby secured; Security guard
• Utilities: Cable available
• Home design: Condominium unit in a multi-story building; Single-story unit (entry level 9); Updated/remodeled; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Security/high-impact doors; Heated pool; Waterfront property with bay front, Intracoastal and ocean access; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Impact glass windows; Unfurnished; Bedroom on main level; Breakfast area; Living/dining combined; Tub with shower; Walk-in closet(s); Storage room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $288k.

Deal economics

• At list price, monthly cash flow is $-496 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (30.5% below list).
• Meets the 1% rule at list price ($4k rent vs $288k).
• Recommended offer: $200k (30.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,779/mo this rent would consume 68% 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 8, 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 207 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y ago; this cycle's ask is 11655% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $235k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 29% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,297 (30.5% 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 207 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. 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: 1.31% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 6.4

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: -10.3%
• Equity multiple: 0.51×
• Total profit: $-39,539
• Equity at exit: $91,294

10-year hold

• IRR: -6.4%
• Equity multiple: 0.31×
• Total profit: $-55,299
• Equity at exit: $116,062

Cash invested: $80,640 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,779 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$347 /mo · $4,167/yr
• Insurance: −$120
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,078
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $-496

Break-even live

Break-even rent $4,408

Max offer price $200,297

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-415	+0% $-496	+5% $-578	+10% $-659
Rent	-10% $-795	-5% $-646	+0% $-496	+5% $-347	+10% $-198
Rate	-1.0pp $-351	-0.5pp $-423	base $-496	+0.5pp $-571	+1.0pp $-647

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,078 · $12,936/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $288,000 Active 207 DOM
2. 2026-06-18
   days on market $288,000 Active 204 DOM
3. 2026-06-17
   days on market $288,000 Active 203 DOM
4. 2026-06-16
   days on market $288,000 Active 202 DOM
5. 2026-06-15
   days on market $288,000 Active 201 DOM
6. 2026-06-13
   days on market $288,000 Active 199 DOM
7. 2026-06-09
   days on market $288,000 Active 195 DOM
8. 2026-06-08
   days on market $288,000 Active 194 DOM
9. 2026-06-07
   days on market $288,000 Active 193 DOM
10. 2026-06-04
    days on market $288,000 Active 190 DOM
11. 2026-06-03
    days on market $288,000 Active 189 DOM
12. 2026-06-02
    days on market $288,000 Active 188 DOM
13. 2026-06-01
    days on market $288,000 Active 187 DOM
14. 2026-05-31
    days on market $288,000 Active 186 DOM
15. 2026-05-16
    status Active
16. 2026-05-05
    price $2,400
17. 2026-04-27
    listed $2,450
18. 2026-04-26
    historical $2,450
19. 2026-04-06
    price $288,000
20. 2026-03-28
    listed $2,450
21. 2026-03-27
    historical $2,450
22. 2026-02-28
    listed $2,450
23. 2026-02-27
    price $295,000
24. 2026-02-27
    price $300,000
25. 2026-02-13
    historical $2,500
26. 2025-12-05
    price $2,500
27. 2025-11-19
    listed $2,550
28. 2025-11-07
    listed $305,000 Active
29. 2025-02-06
    historical
30. 2024-12-02
    historical $2,500
31. 2024-11-02
    listed $2,600
32. 2024-11-02
    listed $340,000 Active
33. 2024-10-29
    historical
34. 2024-10-24
    historical $2,700
35. 2024-08-27
    listed $2,700
36. 2024-08-13
    historical $2,850
37. 2024-07-24
    listed $2,850
38. 2024-07-23
    price $385,500
39. 2024-07-09
    price $410,000
40. 2024-07-05
    listed $410 Active
41. 2021-11-08
    historical
42. 2021-07-22
    price $297,900
43. 2021-04-25
    listed $299,998 Active
44. 2015-08-14
    soldstatus $235,000 Sold
45. 2015-08-13
    soldstatus $235,000
46. 2015-07-09
    status Pending
47. 2015-06-23
    listed $250,000 Active
48. 2012-09-27
    soldstatus $162,500
49. 2012-09-20
    soldstatus $162,500
50. 2002-10-17
    soldstatus $124,000

ⓘ 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: $4,167 · $347/mo
• Projected year-2 tax: $4,167 · $347/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 6 d/yr ≥103°F today · 22 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: $45,352
• − Mortgage interest: −$16,132
• − Property taxes: −$4,167
• − Insurance: −$6,559
• − Repairs & maintenance: −$3,628
• − Management: −$3,628
• − HOA: −$12,936
• − Depreciation: −$8,378
• Taxable loss: −$10,077
• Est. tax savings @ 24.0%: +$2,418
• After-tax cash flow: $-3,539/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

-94.2% since first listed

37 events — show timeline

• 2026-05-16 Relisted — MARMLS
• 2026-05-05 Price Changed $2,400 MARMLS
• 2026-04-27 Listed for Rent $2,450 MARMLS
• 2026-04-26 Rental Removed $2,450 MARMLS
• 2026-04-06 Price Changed $288,000 MARMLS
• 2026-03-28 Listed for Rent $2,450 MARMLS
• 2026-03-27 Rental Removed $2,450 MARMLS
• 2026-02-28 Listed for Rent $2,450 MARMLS
• 2026-02-27 Price Changed $295,000 MARMLS
• 2026-02-27 Price Changed $300,000 MARMLS
• 2026-02-13 Rental Removed $2,500 MARMLS
• 2025-12-05 Price Changed $2,500 MARMLS
• 2025-11-19 Listed for Rent $2,550 MARMLS
• 2025-11-07 Listed $305,000 MARMLS
• 2025-02-06 Listing Removed — MARMLS
• 2024-12-02 Rental Removed $2,500 MARMLS
• 2024-11-02 Listed for Rent $2,600 MARMLS
• 2024-11-02 Listed $340,000 MARMLS
• 2024-10-29 Listing Removed — MARMLS
• 2024-10-24 Rental Removed $2,700 MARMLS
• 2024-08-27 Listed for Rent $2,700 MARMLS
• 2024-08-13 Rental Removed $2,850 MARMLS
• 2024-07-24 Listed for Rent $2,850 MARMLS
• 2024-07-23 Price Changed $385,500 MARMLS
• 2024-07-09 Price Changed $410,000 MARMLS
• 2024-07-05 Listed $410 MARMLS
• 2021-11-08 Listing Removed — MARMLS
• 2021-07-22 Price Changed $297,900 MARMLS
• 2021-04-25 Listed $299,998 MARMLS
• 2015-08-14 Sold (MLS) $235,000 MARMLS
• 2015-08-13 Sold (Public Records) $235,000 Public Records
• 2015-07-09 Pending — MARMLS
• 2015-06-23 Listed $250,000 MARMLS
• 2012-09-27 Sold (Public Records) $162,500 Public Records
• 2012-09-20 Sold (MLS) $162,500 MARMLS
• 2002-10-17 Sold (Public Records) $124,000 Public Records
• 1977-06-01 Sold (Public Records) $41,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,167 · +7.2% YoY. Source: county tax records.