150 Ocean Lane Dr Unit 7C · Key Biscayne, FL 33149

$835,000

2 bd · 2.0 ba · 1,335 sqft · Condo public records · 4 Days on market

Built 1970 $1370/mo HOA · 17% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Bright, airy, and move-in ready, this beautifully maintained Island Breakers residence offers a rare combination of skyline, bay, and lush tropical canopy views from an expansive balcony. Thoughtfully updated, the home features a stylish kitchen with quartz countertops, sleek cabinetry, stainless steel appliances, and an open-concept design that flows seamlessly into generous living and dining spaces. Wide-plank flooring runs throughout, while large windows fill the home with natural light. The spacious primary suite includes a walk-in closet and updated bath. Additional highlights include a storage closet, assigned parking, and a prime location just a short walk from the beach, moments fro

Key facts

• Open-concept design
• Quartz countertops
• Expansive balcony

Tags

• EXPANSIVE BALCONY
• STYLISH KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT DESIGN
• WIDE-PLANK FLOORING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $1,370; Association amenities include bike storage, business center, clubhouse, elevators, fitness center, pool, and storage; Community contains 72 units

Exterior

• Parking: Assigned parking; Guest parking available; 1 covered/garage space
• Security: Intercom
• Utilities: Central air (cooling)
• Home design: Condominium in a 10-story building; Entry located on level 7; Unit attached to building; Effective year built
• Construction: Block construction
• Exterior features: Balcony (screened); Association pool; Property offers a view; Updated/remodeled condition

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Walk-in closets; Elevator access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $835k.

Deal economics

• At list price, monthly cash flow is $-921 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $672k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $809k (3.1% below list).
• Recommended offer: $672k (19.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#57 in FL, #1,016 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, 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.
• Zoned schools: Key Biscayne K-8 Center (math 75% / reading 77%, grade A, #198 of 2,144 statewide, top 10%, 921 students, 7% FRL); Ponce De Leon Middle School (math 36% / reading 55%, grade D+, #305 of 571 statewide, top 54%, 888 students, 60% FRL); Coral Gables Senior High School (math 31% / reading 53%, grade F, #275 of 667 statewide, top 42%, 2,824 students, 52% FRL) — zoned schools average 40% FRL vs 64% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $8,089/mo this rent would consume 53% of the median local household income ($182k/yr) (locally 520% 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 $32k of equity ($6k loan paydown + $26k appreciation (3.1% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.
• 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 $672,255 (19.5% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.13% appreciation · 6.96% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.35×
• Total profit: $82,372
• Equity at exit: $381,709

10-year hold

• IRR: 11.1%
• Equity multiple: 2.83×
• Total profit: $428,913
• Equity at exit: $593,169

Cash invested: $233,800 (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 33149

• Home prices YoY: 1.0%
• Rents YoY: 7.0%
• Active inventory: 205
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $8,089 high
• Mortgage (P&I): −$4,379
• Tax from tax record: −$788 /mo · $9,455/yr
• Insurance: −$348
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,370
• Vacancy / Maint / Mgmt: −$1,699
• Net cashflow: $-921

Break-even live

Break-even rent $9,255

Max offer price $672,255

Occupancy floor —

Sensitivity live

Price	-10% $-449	-5% $-685	+0% $-921	+5% $-1,158	+10% $-1,394
Rent	-10% $-1,560	-5% $-1,241	+0% $-921	+5% $-602	+10% $-282
Rate	-1.0pp $-501	-0.5pp $-709	base $-921	+0.5pp $-1,138	+1.0pp $-1,358

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: $208,750
• Closing costs: $25,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Ocean Lane Dr #603 Key Biscayne, FL	3.0	2.5	1730	$10,800	$6.24	26d	1	0.07mi
121 Crandon Blvd Key Biscayne, FL	3.0	2.0–3.0	1725	$6,375	$3.70	7d	2	0.10mi
101 Crandon Blvd Key Biscayne, FL	2.0–3.0	2.0	1660	$3,000	$1.81	0d	4	0.10mi
181 Crandon Blvd #306 Key Biscayne, FL	3.0	2.0	1600	$8,000	$5.00	26d	1	0.10mi
181 Crandon Blvd Key Biscayne, FL	3.0	2.0–2.5	1710	$7,900	$4.62	6d	2	0.10mi
77 Crandon Blvd Unit 2E Key Biscayne, FL	2.0	2.0	1123	$4,500	$4.01	26d	1	0.13mi
251 Crandon Blvd #202 Key Biscayne, FL	2.0	2.0	1464	$6,900	$4.71	26d	1	0.14mi
251 Crandon Blvd #338 Key Biscayne, FL	2.0	2.0	1546	$6,500	$4.20	9d	1	0.14mi
251 Crandon Blvd #139 Key Biscayne, FL	3.0	2.0	1546	$12,000	$7.76	26d	1	0.14mi
251 Crandon Blvd #133 Key Biscayne, FL	2.0	2.0	1537	$8,200	$5.34	4d	1	0.14mi
251 Crandon Blvd #1105 Key Biscayne, FL	2.0	2.0	1368	$7,900	$5.77	26d	1	0.14mi
251 Crandon Blvd #306 Key Biscayne, FL	2.0	2.0	1546	$11,000	$7.12	26d	1	0.14mi
251 Crandon Blvd #322 Key Biscayne, FL	2.0	2.0	1546	$7,200	$4.66	4d	1	0.14mi
251 Crandon Blvd #306 Key Biscayne, FL	2.0	2.0	1546	$11,000	$7.12	5d	1	0.14mi
251 Crandon Blvd #1228 Key Biscayne, FL	2.0	2.0	1532	$8,000	$5.22	26d	1	0.14mi
151 Crandon Blvd #441 Key Biscayne, FL	2.0	2.0	1532	$6,500	$4.24	24d	1	0.17mi
151 Crandon Blvd #405 Key Biscayne, FL	2.0	2.0	1821	$7,800	$4.28	5d	1	0.17mi
151 Crandon Blvd #1036 Key Biscayne, FL	2.0	2.0	1532	$7,000	$4.57	26d	1	0.17mi
151 Crandon Blvd #444 Key Biscayne, FL	2.0	2.0	1684	$9,200	$5.46	26d	1	0.17mi
151 Crandon Blvd #405 Key Biscayne, FL	2.0	2.0	1821	$7,800	$4.28	18d	1	0.17mi
151 Crandon Blvd #1036 Key Biscayne, FL	2.0	2.0	1532	$7,000	$4.57	5d	1	0.17mi
151 Crandon Blvd #120 Key Biscayne, FL	2.0	2.0	1454	$6,000	$4.13	26d	1	0.17mi
201 Crandon Blvd #507 Key Biscayne, FL	3.0	2.0	1541	$8,900	$5.78	26d	1	0.23mi
201 Crandon Blvd #343 Key Biscayne, FL	2.0	2.0	1541	$7,600	$4.93	24d	1	0.23mi
201 Crandon Blvd #138 Key Biscayne, FL	2.0	3.0	1541	$12,000	$7.79	26d	1	0.23mi
201 Crandon Blvd #505 Key Biscayne, FL	1.0	1.5	1059	$5,000	$4.72	26d	1	0.23mi
201 Crandon Blvd #207 Key Biscayne, FL	2.0	2.0	1541	$5,250	$3.41	26d	1	0.23mi
201 Crandon Blvd #833 Key Biscayne, FL	2.0	2.0	1541	$9,500	$6.16	4d	1	0.23mi
201 Crandon Blvd #833 Key Biscayne, FL	2.0	2.0	1541	$9,500	$6.16	4d	1	0.23mi
201 Crandon Blvd #120 Key Biscayne, FL	1.0	2.0	1009	$3,795	$3.76	26d	1	0.23mi
201 Crandon Blvd #138 Key Biscayne, FL	2.0	3.0	1541	$12,000	$7.79	5d	1	0.23mi
201 Crandon Blvd #1027 Key Biscayne, FL	2.0	2.0	1531	$9,500	$6.21	9d	1	0.23mi
201 Crandon Blvd #928 Key Biscayne, FL	2.0	2.0	1541	$6,100	$3.96	26d	1	0.23mi
201 Crandon Blvd #1027 Key Biscayne, FL	2.0	2.0	1531	$9,500	$6.21	22d	1	0.23mi
360 Ocean Dr Unit 905S Key Biscayne, FL	2.0	2.5	1703	$20,000	$11.74	26d	1	0.34mi
360 Ocean Dr Unit 905S Key Biscayne, FL	2.0	2.5	1703	$20,000	$11.74	5d	1	0.34mi
350 Ocean Dr Unit 1105N Key Biscayne, FL	2.0	3.5	1727	$25,000	$14.48	26d	1	0.34mi
350 Ocean Dr Unit 1105N Key Biscayne, FL	2.0	3.5	1727	$23,500	$13.61	0d	1	0.34mi
350 Ocean Dr Unit 305N Key Biscayne, FL	2.0	3.5	1542	$18,000	$11.67	0d	1	0.34mi
255 Galen Dr Unit 3D Key Biscayne, FL	2.0	2.0	1036	$4,450	$4.30	15d	1	0.53mi

HOA detail condo

• Monthly dues: $1,370 · $16,440/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $835,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $835,000 Active 1 DOM

ⓘ 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: $9,455 · $788/mo
• Projected year-2 tax: $9,455 · $788/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $97,063
• − Mortgage interest: −$46,773
• − Property taxes: −$9,455
• − Insurance: −$9,294
• − Repairs & maintenance: −$7,765
• − Management: −$7,765
• − HOA: −$16,440
• − Depreciation: −$24,291
• Taxable loss: −$24,720
• Est. tax savings @ 24.0%: +$5,933
• After-tax cash flow: $-5,122/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 — Key Biscayne

• Score: 83/100
• State rank: #57
• US rank: #1016

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Key Biscayne, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 14,791
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,791
• Household income: $181,505
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 520.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 51% White 23%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Cuban 9% Salvadoran 11%
• Common ancestry: Estonian 4% Russian 2% Italian 2%
• Foreign-born: 59% · Canada, Dominican Republic, Jamaica
• Languages at home: 17% English-only · Spanish 72% Other Indo-European 7% French/Haitian/Cajun 1%

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: ▲ 3.13%
• Current HPI: 314.6175
• Rent YoY: ▲ 6.96%
• 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

+17295.8% since first listed

5 events — show timeline

• 2026-06-17 Listed $835,000 MARMLS
• 2025-06-25 Rental Removed $4,800 MARMLS
• 2025-06-03 Listed for Rent $4,800 MARMLS
• 2024-01-02 Rental Removed $4,800 MARMLS
• 2023-12-08 Listed for Rent $4,800 MARMLS

Property tax history

+8.9%/yr

Latest (2025): $9,455 · -9.2% YoY. Source: county tax records.