400 Kings Point Dr #905 · Sunny Isles Beach, FL 33160

$291,000

1 bd · 1.0 ba · 705 sqft · Condo public records · 794 Days on market

Built 1965 $818/mo HOA · 25% of rent

---

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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Prime location in Sunny Isles Beach, this beautiful, spacious, newly updated apartment is within walking distance to the beach, offering an amazing view of the water. The building boasts great amenities, Unit rented for until May 2025

Key facts

• <newly updated>
• <amazing water view>
• <spacious apartment>

Tags

• <PRIME LOCATION>
• <SPACIOUS APARTMENT>
• <NEWLY UPDATED>
• <WALKING DISTANCE TO BEACH>
• <AMAZING WATER VIEW>

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association covers amenities, hot water, pest control, sewer, security, trash, and water; Association amenities include boat dock, clubhouse, fitness center, heated pool, trash service, and elevators

Exterior

• Parking: Assigned parking (one space)
• Security: Doorman; Key card entry; Elevator secured; Complex fenced; Smoke detectors
• Utilities: Cable available; Public sewer and water (included in association services implied)
• Home design: Condo in a 16-story building; Entry on 9th floor; Attached property; Has a view; Waterfront unit with canal and ocean access and seawall
• Construction: Block construction; Resale property
• Exterior features: Balcony; Deck; Open patio/porch

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: First-floor entry; Elevator access; Ceramic tile and hardwood/wood flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $291k.

Deal economics

• At list price, monthly cash flow is $-537 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (32.6% below list).
• Meets the 1% rule at list price ($3k rent vs $291k).
• Recommended offer: $196k (32.6% 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.
• Market conditions: Rents flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,325/mo this rent would consume 60% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 794 days — a 12% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask is 14823% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $291k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,102 (32.6% 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 794 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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: 1.14% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 7.3

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: -10.6%
• Equity multiple: 0.49×
• Total profit: $-41,439
• Equity at exit: $92,245

10-year hold

• IRR: -6.5%
• Equity multiple: 0.30×
• Total profit: $-57,053
• Equity at exit: $117,271

Cash invested: $81,480 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,325 medium
• Mortgage (P&I): −$1,526
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$818
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $-537

Break-even live

Break-even rent $4,005

Max offer price $196,102

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: $72,750
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $818 · $9,816/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $291,000 Active 794 DOM
2. 2026-06-17
   days on market $291,000 Active 793 DOM
3. 2026-06-16
   days on market $291,000 Active 792 DOM
4. 2026-06-15
   days on market $291,000 Active 791 DOM
5. 2026-06-13
   days on market $291,000 Active 789 DOM
6. 2026-06-09
   days on market $291,000 Active 785 DOM
7. 2026-06-08
   days on market $291,000 Active 784 DOM
8. 2026-06-08
   days on market $291,000 Active 783 DOM
9. 2026-06-04
   days on market $291,000 Active 780 DOM
10. 2026-06-03
    days on market $291,000 Active 779 DOM
11. 2026-06-02
    days on market $291,000 Active 778 DOM
12. 2026-06-01
    days on market $291,000 Active 777 DOM
13. 2026-05-31
    days on market $291,000 Active 776 DOM
14. 2025-05-20
    historical $1,950
15. 2025-05-01
    listed $1,950
16. 2024-06-28
    price $291,000
17. 2024-06-03
    price $281,000
18. 2024-04-29
    historical $2,150
19. 2024-04-16
    listed $2,150
20. 2024-04-15
    listed $261,000 Active
21. 2014-07-01
    historical
22. 2014-05-07
    listed $179,000 Active
23. 2011-06-03
    soldstatus $90,000
24. 2003-04-24
    soldstatus $127,500
25. 1998-12-03
    soldstatus $59,400
26. 1989-03-16
    soldstatus $46,000
27. 1980-01-01
    soldstatus $47,000

ⓘ 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: $3,265 · $272/mo
• Projected year-2 tax: $3,265 · $272/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 · 28 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: $39,899
• − Mortgage interest: −$16,301
• − Property taxes: −$3,265
• − Insurance: −$6,574
• − Repairs & maintenance: −$3,192
• − Management: −$3,192
• − HOA: −$9,816
• − Depreciation: −$8,465
• Taxable loss: −$10,905
• Est. tax savings @ 24.0%: +$2,617
• After-tax cash flow: $-3,829/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)

No district data.

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

-95.9% since first listed

14 events — show timeline

• 2025-05-20 Rental Removed $1,950 MARMLS
• 2025-05-01 Listed for Rent $1,950 MARMLS
• 2024-06-28 Price Changed $291,000 MARMLS
• 2024-06-03 Price Changed $281,000 MARMLS
• 2024-04-29 Rental Removed $2,150 MARMLS
• 2024-04-16 Listed for Rent $2,150 MARMLS
• 2024-04-15 Listed $261,000 MARMLS
• 2014-07-01 Listing Removed — MARMLS
• 2014-05-07 Listed $179,000 MARMLS
• 2011-06-03 Sold (MLS) $90,000 MARMLS
• 2003-04-24 Sold (Public Records) $127,500 Public Records
• 1998-12-03 Sold (Public Records) $59,400 Public Records
• 1989-03-16 Sold (Public Records) $46,000 Public Records
• 1980-01-01 Sold (Public Records) $47,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $3,265 · -6.5% YoY. Source: county tax records.