500 Bayview Dr #325 · Sunny Isles Beach, FL 33160

$240,000

1 bd · 1.0 ba · 762 sqft · Condo public records · 100 Days on market

Built 1969 $988/mo HOA · 26% 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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully maintained and in mint condition, this spacious 1-bedroom, 1.5-bath residence at the desirable Arlen House in Sunny Isles Beach offers relaxing canal views and stunning city skyline scenery. The unit features breathtaking vistas of the Intracoastal Waterway and partial Atlantic Ocean views, creating a perfect setting to enjoy dining while overlooking the Sunny Isles skyline. Ideally located just steps from the beach, with convenient access to shopping, restaurants, and entertainment. Minutes from Bal Harbour Shops and Aventura Mall. An exceptional opportunity to live directly across the street from the ocean.

Key facts

• City skyline scenery
• Steps from the beach
• Canal views

Tags

• CANAL VIEWS
• CITY SKYLINE SCENERY
• INTRACOASTAL WATERWAY
• PARTIAL ATLANTIC OCEAN VIEWS
• STEPS FROM THE BEACH
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers management, common areas, cable TV, insurance, internet, recreation facilities, reserve fund, security, trash and water; Community amenities include billiard room, clubhouse, fitness center, laundry, library, pool, sauna, storage, tennis courts and elevators

Exterior

• Parking: Assigned parking (1 space, covered); 1-car garage
• Security: Doorman; Security guard; Fire sprinkler system
• Utilities: Cable available
• Home design: Condominium in a 14-story building; Entry on level 3; Updated / remodeled; Waterfront with bay and canal front views (navigable water); Has view
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Barbecue; Tennis court(s); Association pool; Security/high impact doors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds and impact glass windows; Partially furnished; Bidet; Breakfast area / Eat-in kitchen; Living/dining room; Walk-in closet(s); First floor entry; Accessible entrance and accessible elevator installed
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-81 ($-969/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (5.9% below list).
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,778/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 $3k of equity ($2k loan paydown + $1k 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 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y ago; this cycle's ask is 10335% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $180k; 33% 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 26% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,400 (9.0% 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 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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: 1.57% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 5.3

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: -4.0%
• Equity multiple: 0.81×
• Total profit: $-12,910
• Equity at exit: $76,078

10-year hold

• IRR: -0.8%
• Equity multiple: 0.91×
• Total profit: $-5,906
• Equity at exit: $96,719

Cash invested: $67,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,778 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$988
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $-81

Break-even live

Break-even rent $3,881

Max offer price $225,736

Occupancy floor 97%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $988 · $11,856/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   status $240,000 Active 100 DOM
2. 2026-06-18
   days on market $240,000 Active Under Contract 100 DOM
3. 2026-06-17
   days on market $240,000 Active Under Contract 99 DOM
4. 2026-06-16
   days on market $240,000 Active Under Contract 98 DOM
5. 2026-06-15
   days on market $240,000 Active Under Contract 97 DOM
6. 2026-06-13
   days on market $240,000 Active Under Contract 95 DOM
7. 2026-06-09
   days on market $240,000 Active Under Contract 91 DOM
8. 2026-06-08
   days on market $240,000 Active Under Contract 90 DOM
9. 2026-06-07
   statusdays on market $240,000 Active Under Contract 89 DOM
10. 2026-06-04
    days on market $240,000 Active 86 DOM
11. 2026-06-03
    days on market $240,000 Active 85 DOM
12. 2026-06-02
    days on market $240,000 Active 84 DOM
13. 2026-06-01
    days on market $240,000 Active 83 DOM
14. 2026-05-31
    days on market $240,000 Active 82 DOM
15. 2026-04-28
    listed $2,300
16. 2026-04-24
    historical $2,300
17. 2026-04-09
    price $2,300
18. 2026-04-09
    price $240,000
19. 2026-04-03
    listed $2,500
20. 2026-03-10
    listed $295,000 Active
21. 2025-10-13
    historical
22. 2024-10-10
    price $295,000
23. 2024-09-26
    listed $305,000 Active
24. 2024-09-12
    historical
25. 2024-08-31
    price $305,000
26. 2024-08-06
    listed $320,000 Active
27. 2023-10-20
    historical $2,500
28. 2023-10-02
    price $2,500
29. 2023-09-26
    price $2,600
30. 2023-08-29
    listed $2,700
31. 2019-07-08
    soldstatus $180,000
32. 2019-06-24
    soldstatus $180,000 Sold
33. 2019-05-30
    status Pending
34. 2019-03-01
    listed $190,000 Active
35. 2019-02-28
    historical
36. 2019-01-08
    price $189,000
37. 2018-12-08
    price $194,900
38. 2018-09-07
    listed $195,900 Active
39. 2018-09-06
    historical
40. 2018-08-08
    price $195,900
41. 2018-07-06
    status Active
42. 2018-07-05
    status Backup Contract
43. 2018-06-13
    price $199,500
44. 2018-05-01
    price $207,000
45. 2018-03-02
    listed $212,000 Active
46. 2017-08-01
    soldstatus $195,000 Sold
47. 2017-08-01
    soldstatus $197,500
48. 2017-07-05
    status Pending
49. 2017-03-28
    status Active
50. 2017-03-20
    status Pending

ⓘ 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: $3,511 · $293/mo
• Projected year-2 tax: $3,511 · $293/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: $45,342
• − Mortgage interest: −$13,444
• − Property taxes: −$3,511
• − Insurance: −$6,319
• − Repairs & maintenance: −$3,627
• − Management: −$3,627
• − HOA: −$11,856
• − Depreciation: −$6,982
• Taxable loss: −$4,024
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $-3/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

-91.8% since first listed

43 events — show timeline

• 2026-04-28 Listed for Rent $2,300 MARMLS
• 2026-04-24 Rental Removed $2,300 MARMLS
• 2026-04-09 Price Changed $2,300 MARMLS
• 2026-04-09 Price Changed $240,000 MARMLS
• 2026-04-03 Listed for Rent $2,500 MARMLS
• 2026-03-10 Listed $295,000 MARMLS
• 2025-10-13 Listing Removed — MARMLS
• 2024-10-10 Price Changed $295,000 MARMLS
• 2024-09-26 Listed $305,000 MARMLS
• 2024-09-12 Listing Removed — MARMLS
• 2024-08-31 Price Changed $305,000 MARMLS
• 2024-08-06 Listed $320,000 MARMLS
• 2023-10-20 Rental Removed $2,500 MARMLS
• 2023-10-02 Price Changed $2,500 MARMLS
• 2023-09-26 Price Changed $2,600 MARMLS
• 2023-08-29 Listed for Rent $2,700 MARMLS
• 2019-07-08 Sold (Public Records) $180,000 Public Records
• 2019-06-24 Sold (MLS) $180,000 MARMLS
• 2019-05-30 Pending — MARMLS
• 2019-03-01 Listed $190,000 MARMLS
• 2019-02-28 Listing Removed — MARMLS
• 2019-01-08 Price Changed $189,000 MARMLS
• 2018-12-08 Price Changed $194,900 MARMLS
• 2018-09-07 Listed $195,900 MARMLS
• 2018-09-06 Listing Removed — MARMLS
• 2018-08-08 Price Changed $195,900 MARMLS
• 2018-07-06 Relisted — MARMLS
• 2018-07-05 Pending — MARMLS
• 2018-06-13 Price Changed $199,500 MARMLS
• 2018-05-01 Price Changed $207,000 MARMLS
• 2018-03-02 Listed $212,000 MARMLS
• 2017-08-01 Sold (MLS) $195,000 MARMLS
• 2017-08-01 Sold (Public Records) $197,500 Public Records
• 2017-07-05 Pending — MARMLS
• 2017-03-28 Relisted — MARMLS
• 2017-03-20 Pending — MARMLS
• 2017-02-22 Price Changed $199,000 MARMLS
• 2017-02-09 Price Changed $215,000 MARMLS
• 2016-10-19 Listed $220,000 MARMLS
• 2012-03-02 Sold (Public Records) $115,000 Public Records
• 2012-02-22 Sold (MLS) $115,000 MARMLS
• 2003-10-25 Sold (Public Records) $95,000 Public Records
• 1973-01-01 Sold (Public Records) $28,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,511 · +4.3% YoY. Source: county tax records.