400 Kings Point Dr #1607 · Sunny Isles Beach, FL 33160

$299,500

1 bd · 1.0 ba · 705 sqft · Condo public records · 449 Days on market

Built 1965 $818/mo HOA · 22% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.3/10.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Exquisite Penthouse with Breathtaking Water Views! Perched atop a prestigious point-lot island peninsula, this stunning penthouse offers mesmerizing water views that stretch endlessly. Located just steps from the ocean and minutes from Bal Harbour Shops, this exclusive residence provides the perfect blend of luxury and convenience. Enjoy the gated entry, full-service lobby, and resort-style amenities, all designed to make every day feel like a 24/7 vacation. With on-site floor-level laundry and top-tier services, this is the ultimate waterfront retreat. Motivated seller—don’t miss this opportunity! Call today for your exclusive showing.

Key facts

• Full-service lobby
• Water views
• Gated entry

Tags

• WATER VIEWS
• GATED ENTRY
• FULL-SERVICE LOBBY
• RESORT-STYLE AMENITIES
• ON-SITE FLOOR-LEVEL LAUNDRY

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association amenities include business center, clubhouse, elevators; Association fee covers management, amenities, insurance, laundry, legal/accounting; Located in a senior community

Exterior

• Parking: Detached garage; 1 covered garage space
• Security: Doorman; Secured elevator
• Utilities: Has cooling (central); Has heating (central)
• Home design: Condominium (attached property); 16th floor entry/level; 16-story building; Bayfront view / waterfront
• Construction: Block construction; Resale property
• Exterior features: Balcony; Courtyard; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Family/dining room; First floor entry; Living/dining room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $241k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 6.7% 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: amenities A+, health & safety A+, crime 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.
• Zoned schools: Norman S. Edelcup/Sunny Isles Beach K-8 (math 68% / reading 69%, grade B+, #409 of 2,144 statewide, top 20%, 2,231 students, 30% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Alonzo & Tracy Mourning Senior High School (math 38% / reading 50%, grade F, #244 of 667 statewide, top 37%, 1,597 students, 48% FRL) — zoned schools average 43% FRL vs 64% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• 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).

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 449 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $300k implies a 455% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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 $240,955 (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. It's been on market 449 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 1.22% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 6.8

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: -7.2%
• Equity multiple: 0.65×
• Total profit: $-29,055
• Equity at exit: $94,939

10-year hold

• IRR: -3.4%
• Equity multiple: 0.63×
• Total profit: $-30,735
• Equity at exit: $120,697

Cash invested: $83,860 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,668 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$289 /mo · $3,466/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$818
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $-331

Break-even live

Break-even rent $4,087

Max offer price $240,955

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-247	+0% $-331	+5% $-416	+10% $-501
Rent	-10% $-621	-5% $-476	+0% $-331	+5% $-187	+10% $-42
Rate	-1.0pp $-181	-0.5pp $-255	base $-331	+0.5pp $-409	+1.0pp $-488

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 22 events

1. 2026-06-22
   days on market $299,500 Active 449 DOM
2. 2026-06-18
   days on market $299,500 Active 446 DOM
3. 2026-06-17
   days on market $299,500 Active 445 DOM
4. 2026-06-16
   days on market $299,500 Active 444 DOM
5. 2026-06-15
   days on market $299,500 Active 443 DOM
6. 2026-06-13
   days on market $299,500 Active 441 DOM
7. 2026-06-09
   days on market $299,500 Active 437 DOM
8. 2026-06-08
   days on market $299,500 Active 436 DOM
9. 2026-06-08
   days on market $299,500 Active 435 DOM
10. 2026-06-04
    days on market $299,500 Active 432 DOM
11. 2026-06-03
    days on market $299,500 Active 431 DOM
12. 2026-06-02
    days on market $299,500 Active 430 DOM
13. 2026-06-01
    days on market $299,500 Active 429 DOM
14. 2026-05-31
    days on market $299,500 Active 428 DOM
15. 2026-02-26
    price $299,500
16. 2025-05-13
    price $315,000
17. 2025-03-27
    listed $325,000 Active
18. 2025-01-02
    historical
19. 2024-11-12
    listed $325,000 Active
20. 1993-05-06
    soldstatus $54,000
21. 1980-02-01
    soldstatus $56,000
22. 1980-02-01
    soldstatus $56,000

ⓘ 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: $3,466 · $289/mo
• Projected year-2 tax: $3,466 · $289/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: $44,011
• − Mortgage interest: −$16,777
• − Property taxes: −$3,466
• − Insurance: −$6,616
• − Repairs & maintenance: −$3,521
• − Management: −$3,521
• − HOA: −$9,816
• − Depreciation: −$8,713
• Taxable loss: −$8,418
• Est. tax savings @ 24.0%: +$2,020
• After-tax cash flow: $-1,956/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

+434.8% since first listed

8 events — show timeline

• 2026-02-26 Price Changed $299,500 MARMLS
• 2025-05-13 Price Changed $315,000 MARMLS
• 2025-03-27 Listed $325,000 MARMLS
• 2025-01-02 Listing Removed — MARMLS
• 2024-11-12 Listed $325,000 MARMLS
• 1993-05-06 Sold (Public Records) $54,000 Public Records
• 1980-02-01 Sold (Public Records) $56,000 Public Records
• 1980-02-01 Sold (Public Records) $56,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,466 · -6.5% YoY. Source: county tax records.