300 Bayview Dr #1603 · Sunny Isles Beach, FL 33160

$289,000

1 bd · 1.5 ba · 762 sqft · Condo public records · 176 Days on market

Built 1968 $1078/mo HOA · 29% 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 +11.8/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

>>>>>Enjoy living in the Full Service Arlen House in Sunny Isles Beach. <<<< This clean unit on the high 16th floor is a 1 bedroom 1 1/2 baths, All tiled through out with a beautiful panoramic view. Bring an offer and make this condo your own. Maintenance includes, A/C, Hot Water, Cable, Wifi, Internet, Pest Control and much more! 24 hour Security at the Gatehouse and the Concierge in the Lobby. This Building has a Heated Pool, a Gym, a Beauty Salon, Billiards, Tennis and the SIB Courtesy bus stops in front of the Building. Sunny Isles Beach has A+ School with grades from K-8. You can also dine at the Gem restaurant just downstairs and wlk across the street to the Beach! Easy to show call L/A

Key facts

• Gym
• Two tennis courts
• Prime location

Tags

• OPEN BALCONY
• PRIME LOCATION
• FULL AMENITIES
• HEATED POOL
• TWO TENNIS COURTS
• GYM

Property features AI

Finance

• Other: Heated pool
• Financial info: Pets allowed with restrictions or possible restrictions (conditional/no); Association fee amount available
• HOA & community: Monthly association fee; Association amenities include pool (heated), fitness center, clubhouse, sauna, tennis courts, billiard room, marina/boat dock, bike storage, storage, laundry, elevators, and vehicle wash area; Association fee covers common areas, cable TV, HVAC, hot water, insurance, internet, laundry, maintenance (grounds and structure), parking, pest control, pool(s), sewer, security, trash, and water

Exterior

• Parking: Attached garage; Attached carport; One covered space
• Security: Closed-circuit cameras; Elevator secured; Fire alarm; Secured garage/parking; Lobby secured; Smoke detectors
• Utilities: Cable available; Central HVAC and hot water included in association
• Home design: Condo/hi-rise (22 total stories); Entry on level 16; Has a view; Waterfront (canal front)
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Security/high impact doors

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Walk-in closet(s); Bedroom on main level; Bar
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (30.9% below list).
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $200k (30.9% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,779/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 $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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 26% 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 29% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,680 (30.9% 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 176 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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: 1.31% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 6.4

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: -10.4%
• Equity multiple: 0.50×
• Total profit: $-40,125
• Equity at exit: $91,611

10-year hold

• IRR: -6.5%
• Equity multiple: 0.30×
• Total profit: $-56,393
• Equity at exit: $116,465

Cash invested: $80,920 (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: 1878
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,779 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$351 /mo · $4,209/yr
• Insurance: −$120
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,078
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $-506

Break-even live

Break-even rent $4,419

Max offer price $199,680

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-424	+0% $-506	+5% $-587	+10% $-669
Rent	-10% $-804	-5% $-655	+0% $-506	+5% $-356	+10% $-207
Rate	-1.0pp $-360	-0.5pp $-432	base $-506	+0.5pp $-581	+1.0pp $-657

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,078 · $12,936/yr
• Likely covers: waterinternetcablepoolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $289,000 Active 176 DOM
2. 2026-06-18
   days on market $289,000 Active 173 DOM
3. 2026-06-17
   days on market $289,000 Active 172 DOM
4. 2026-06-16
   days on market $289,000 Active 171 DOM
5. 2026-06-15
   days on market $289,000 Active 170 DOM
6. 2026-06-13
   pricedays on market $289,000 Active 168 DOM
7. 2026-06-09
   days on market $295,000 Active 164 DOM
8. 2026-06-08
   days on market $295,000 Active 163 DOM
9. 2026-06-07
   days on market $295,000 Active 162 DOM
10. 2026-06-04
    days on market $295,000 Active 159 DOM
11. 2026-06-03
    days on market $295,000 Active 158 DOM
12. 2026-06-02
    days on market $295,000 Active 157 DOM
13. 2026-06-01
    days on market $295,000 Active 156 DOM
14. 2026-05-31
    days on market $295,000 Active 155 DOM
15. 2026-05-11
    price $295,000
16. 2026-03-19
    price $299,500
17. 2026-01-24
    status Active
18. 2026-01-22
    status Pending
19. 2025-12-23
    listed $305,000 Active
20. 2025-12-15
    historical
21. 2025-11-10
    price $325,000
22. 2025-06-27
    listed $345,000 Active
23. 2022-01-21
    soldstatus $230,000 Closed 729-char remark

    Show marketing remark (729 chars)

    &gt;&gt;&gt;&gt;&gt;Enjoy living in the Full Service Arlen House in Sunny Isles Beach. &lt;&lt;&lt;&lt; This clean unit on the high 16th floor is a 1 bedroom 1 1/2 baths, All tiled through out with a beautiful panoramic view. Bring an offer and make this condo your own. Maintenance includes, A/C, Hot Water, Cable, Wifi, Internet, Pest Control and much more! 24 hour Security at the Gatehouse and the Concierge in the Lobby. This Building has a Heated Pool, a Gym, a Beauty Salon, Billiards, Tennis and the SIB Courtesy bus stops in front of the Building. Sunny Isles Beach has A+ School with grades from K-8. You can also dine at the Gem restaurant just downstairs and wlk across the street to the Beach! Easy to show call L/A

24. 2021-12-04
    status Pending 729-char remark

    Show marketing remark (729 chars)

    &gt;&gt;&gt;&gt;&gt;Enjoy living in the Full Service Arlen House in Sunny Isles Beach. &lt;&lt;&lt;&lt; This clean unit on the high 16th floor is a 1 bedroom 1 1/2 baths, All tiled through out with a beautiful panoramic view. Bring an offer and make this condo your own. Maintenance includes, A/C, Hot Water, Cable, Wifi, Internet, Pest Control and much more! 24 hour Security at the Gatehouse and the Concierge in the Lobby. This Building has a Heated Pool, a Gym, a Beauty Salon, Billiards, Tennis and the SIB Courtesy bus stops in front of the Building. Sunny Isles Beach has A+ School with grades from K-8. You can also dine at the Gem restaurant just downstairs and wlk across the street to the Beach! Easy to show call L/A

25. 2021-10-29
    listed $239,900 Active 729-char remark

    Show marketing remark (729 chars)

    &gt;&gt;&gt;&gt;&gt;Enjoy living in the Full Service Arlen House in Sunny Isles Beach. &lt;&lt;&lt;&lt; This clean unit on the high 16th floor is a 1 bedroom 1 1/2 baths, All tiled through out with a beautiful panoramic view. Bring an offer and make this condo your own. Maintenance includes, A/C, Hot Water, Cable, Wifi, Internet, Pest Control and much more! 24 hour Security at the Gatehouse and the Concierge in the Lobby. This Building has a Heated Pool, a Gym, a Beauty Salon, Billiards, Tennis and the SIB Courtesy bus stops in front of the Building. Sunny Isles Beach has A+ School with grades from K-8. You can also dine at the Gem restaurant just downstairs and wlk across the street to the Beach! Easy to show call L/A

26. 2000-03-15
    soldstatus $76,000
27. 1988-01-01
    soldstatus $54,500
28. 1978-06-01
    soldstatus $40,000

ⓘ 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: $4,209 · $351/mo
• Projected year-2 tax: $4,209 · $351/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 6 d/yr ≥103°F today · 22 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: $45,352
• − Mortgage interest: −$16,188
• − Property taxes: −$4,209
• − Insurance: −$6,564
• − Repairs & maintenance: −$3,628
• − Management: −$3,628
• − HOA: −$12,936
• − Depreciation: −$8,407
• Taxable loss: −$10,209
• Est. tax savings @ 24.0%: +$2,450
• After-tax cash flow: $-3,617/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

+637.5% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $295,000 MARMLS
• 2026-03-19 Price Changed $299,500 MARMLS
• 2026-01-24 Relisted — MARMLS
• 2026-01-22 Pending — MARMLS
• 2025-12-23 Listed $305,000 MARMLS
• 2025-12-15 Listing Removed — MARMLS
• 2025-11-10 Price Changed $325,000 MARMLS
• 2025-06-27 Listed $345,000 MARMLS
• 2022-01-21 Sold (MLS) $230,000 MARMLS
• 2021-12-04 Pending — MARMLS
• 2021-10-29 Listed $239,900 MARMLS
• 2000-03-15 Sold (Public Records) $76,000 Public Records
• 1988-01-01 Sold (Public Records) $54,500 Public Records
• 1978-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,209 · +4.3% YoY. Source: county tax records.