100 Bayview Dr #412 · Sunny Isles Beach, FL 33160

$309,000

1 bd · 1.0 ba · 991 sqft · Condo public records · 83 Days on market

Built 1975 $1000/mo HOA · 23% 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 +18.8/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Stunning Condo in Arlen House East – Across from the Beach! Located in the EXCLUSIVE city of Sunny Isles Beach, this beautifully apartment 1-bedroom, 1.5-bathroom condo offers modern elegance and resort-style living. The unit has white floors. Residents enjoy top-tier amenities, including a heated pool, hot tub, tennis courts, fitness center, marina with boat dock, on-site café & restaurant, 24-hour security, and a guard-gated entrance. Minutes from Aventura Mall, Bal Harbour Shops, top dining, and excellent schools, this is the perfect opportunity to experience luxury coastal living

Key facts

• Fitness center
• Hot tub
• Tennis courts

Tags

• HEATED POOL
• HOT TUB
• TENNIS COURTS
• FITNESS CENTER
• MARINA WITH BOAT DOCK
• ON-SITE CAFE

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee includes amenities, cable TV, and hot water; Association amenities: clubhouse, elevators, fitness center, laundry, pool, sauna, spa/hot tub, tennis courts, transportation service

Exterior

• Parking: Assigned parking (one space)
• Security: Doorman; Secured lobby; Complex fenced; Closed-circuit cameras
• Utilities: Cable available
• Home design: Condo in a 24-story building; Entry on 4th level; Bay-front waterfront with views; Property attached
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Tennis courts; Association heated pool

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric air conditioning; Central electric heating
• Interior features: Blinds and impact glass windows; Eat-in kitchen; Combined living and dining area; Main living area on entry level; Tub/shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $309k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (6.6% below list).
• Meets the 1% rule at list price ($4k rent vs $309k).
• Recommended offer: $289k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 7.5% 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 $4,374/mo this rent would consume 78% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.
• Current owner paid $113k; list at $309k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,650 (6.6% 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 83 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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: 1.42% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 5.9

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: $-16,579
• Equity at exit: $97,951

10-year hold

• IRR: -0.6%
• Equity multiple: 0.94×
• Total profit: $-5,537
• Equity at exit: $124,525

Cash invested: $86,520 (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: 5.9×

Monthly cashflow live

• Estimated rent: $4,374 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$395 /mo · $4,743/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $-115

Break-even live

Break-even rent $4,520

Max offer price $288,650

Occupancy floor 98%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,000 · $12,000/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $309,000 Active 83 DOM
2. 2026-06-17
   days on market $309,000 Active 82 DOM
3. 2026-06-16
   days on market $309,000 Active 81 DOM
4. 2026-06-15
   days on market $309,000 Active 80 DOM
5. 2026-06-13
   days on market $309,000 Active 78 DOM
6. 2026-06-09
   days on market $309,000 Active 74 DOM
7. 2026-06-08
   days on market $309,000 Active 73 DOM
8. 2026-06-07
   days on market $309,000 Active 72 DOM
9. 2026-06-04
   days on market $309,000 Active 69 DOM
10. 2026-06-03
    days on market $309,000 Active 68 DOM
11. 2026-06-02
    days on market $309,000 Active 67 DOM
12. 2026-06-01
    days on market $309,000 Active 66 DOM
13. 2026-05-31
    days on market $309,000 Active 65 DOM
14. 2026-03-27
    listed $309,000 Active
15. 2026-03-09
    historical
16. 2025-10-30
    listed $309,000 Active
17. 2025-10-30
    historical
18. 2025-09-15
    historical $2,200
19. 2025-08-25
    listed $319,000 Active
20. 2025-08-12
    listed $2,200
21. 2025-07-11
    historical $2,300
22. 2025-02-15
    listed $2,300
23. 2013-04-11
    soldstatus $113,000
24. 2012-09-10
    soldstatus $162,000
25. 2012-08-30
    soldstatus $162,000
26. 2012-06-29
    listed $165,500
27. 1976-04-01
    soldstatus $36,500

ⓘ 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: $4,743 · $395/mo
• Projected year-2 tax: $4,743 · $395/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 · 26 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: $52,493
• − Mortgage interest: −$17,309
• − Property taxes: −$4,743
• − Insurance: −$6,664
• − Repairs & maintenance: −$4,199
• − Management: −$4,199
• − HOA: −$12,000
• − Depreciation: −$8,989
• Taxable loss: −$5,610
• Est. tax savings @ 24.0%: +$1,347
• After-tax cash flow: $-36/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

+746.6% since first listed

14 events — show timeline

• 2026-03-27 Listed $309,000 MARMLS
• 2026-03-09 Listing Removed — MARMLS
• 2025-10-30 Listing Removed — MARMLS
• 2025-10-30 Listed $309,000 MARMLS
• 2025-09-15 Rental Removed $2,200 MARMLS
• 2025-08-25 Listed $319,000 MARMLS
• 2025-08-12 Listed for Rent $2,200 MARMLS
• 2025-07-11 Rental Removed $2,300 MARMLS
• 2025-02-15 Listed for Rent $2,300 MARMLS
• 2013-04-11 Sold (Public Records) $113,000 Public Records
• 2012-09-10 Sold (Public Records) $162,000 Public Records
• 2012-08-30 Sold (MLS) $162,000 Beaches MLS
• 2012-06-29 Listed $165,500 Beaches MLS
• 1976-04-01 Sold (Public Records) $36,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,743 · +5.0% YoY. Source: county tax records.