400 Kings Point Dr #719 · Sunny Isles Beach, FL 33160

$340,000

2 bd · 2.0 ba · 1,023 sqft · Condo public records · 748 Days on market

Built 1965 $818/mo HOA · 20% 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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.3/10.0
• DSCR +4.8/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL SPLIT TWO BEDROOM APARTMENT, COMPLETELY REMODELED, MAGNIFICENT WATER VIEW.

Key facts

• Beauty salon
• Convenience store
• Secure building

Tags

• SECURE BUILDING
• BEAUTY SALON
• EXERCISE ROOM
• CONVENIENCE STORE
• CLOSE TO THE BEACH

Property features AI

Finance

• Other: Association-managed heated pool
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, electricity, hot water, and grounds maintenance; Association amenities include pool, laundry, marina, boat dock, clubhouse, fitness center, storage, transportation service and elevators

Exterior

• Parking: 1 covered parking space (garage)
• Security: Secured elevator; Secured lobby; Fire alarm
• Utilities: Electric power
• Home design: High-rise building (16 stories); Entry on level 7
• Construction: Block construction; Resale property
• Exterior features: Exterior lighting; Waterfront location; Has a view; Heated association pool; Association marina and boat dock; Pier; Clubhouse; Fitness center; Storage; Trash service; Transportation service; Elevator(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (14.6% below list).
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $290k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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; 1 comparable units currently listed for rent nearby; 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 7, 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 748 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask is 13500% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $230k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $290,370 (14.6% 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 748 days. Have you received any prior offers? Is the seller open to a 15% 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: 1.21% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 6.9

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: -5.9%
• Equity multiple: 0.72×
• Total profit: $-26,881
• Equity at exit: $107,778

10-year hold

• IRR: -2.1%
• Equity multiple: 0.77×
• Total profit: $-21,640
• Equity at exit: $137,018

Cash invested: $95,200 (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: 1879
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,103 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$353 /mo · $4,237/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$818
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $-281

Break-even live

Break-even rent $4,459

Max offer price $290,370

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-185	+0% $-281	+5% $-377	+10% $-473
Rent	-10% $-605	-5% $-443	+0% $-281	+5% $-119	+10% $43
Rate	-1.0pp $-110	-0.5pp $-194	base $-281	+0.5pp $-369	+1.0pp $-459

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$18,000	$7.74	4d	9	0.36mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-22
   days on market $340,000 Active 748 DOM
2. 2026-06-18
   days on market $340,000 Active 745 DOM
3. 2026-06-17
   days on market $340,000 Active 744 DOM
4. 2026-06-16
   days on market $340,000 Active 743 DOM
5. 2026-06-15
   days on market $340,000 Active 742 DOM
6. 2026-06-13
   days on market $340,000 Active 740 DOM
7. 2026-06-09
   days on market $340,000 Active 736 DOM
8. 2026-06-08
   days on market $340,000 Active 735 DOM
9. 2026-06-08
   days on market $340,000 Active 734 DOM
10. 2026-06-04
    days on market $340,000 Active 731 DOM
11. 2026-06-03
    days on market $340,000 Active 730 DOM
12. 2026-06-02
    days on market $340,000 Active 729 DOM
13. 2026-06-01
    days on market $340,000 Active 728 DOM
14. 2026-05-31
    days on market $340,000 Active 727 DOM
15. 2025-06-03
    price $340,000
16. 2025-03-04
    historical $2,500
17. 2024-12-09
    listed $2,500
18. 2024-07-11
    historical $2,800
19. 2024-06-03
    listed $375,000 Active
20. 2024-05-24
    listed $2,800
21. 2014-12-23
    soldstatus $230,000
22. 2014-12-17
    soldstatus $230,000 Sold
23. 2014-10-21
    status Pending
24. 2014-10-08
    price $240,000
25. 2014-10-08
    status Active
26. 2014-05-12
    status Pending
27. 2014-05-07
    listed $180,000 Active
28. 2006-05-19
    soldstatus $350,000 84-char remark

    Show marketing remark (84 chars)

    BEAUTIFUL SPLIT TWO BEDROOM APARTMENT, COMPLETELY REMODELED, MAGNIFICENT WATER VIEW.

29. 2006-04-05
    soldstatus $350,000
30. 2004-09-01
    soldstatus $210,000
31. 2002-06-14
    soldstatus $159,900
32. 2002-04-02
    soldstatus $115,000
33. 1980-01-01
    soldstatus $66,500

ⓘ 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: $4,237 · $353/mo
• Projected year-2 tax: $4,237 · $353/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: $49,236
• − Mortgage interest: −$19,045
• − Property taxes: −$4,237
• − Insurance: −$6,818
• − Repairs & maintenance: −$3,939
• − Management: −$3,939
• − HOA: −$9,816
• − Depreciation: −$9,891
• Taxable loss: −$8,450
• Est. tax savings @ 24.0%: +$2,028
• After-tax cash flow: $-1,343/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
• City population: 34,147
• 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

+411.3% since first listed

19 events — show timeline

• 2025-06-03 Price Changed $340,000 MARMLS
• 2025-03-04 Rental Removed $2,500 MARMLS
• 2024-12-09 Listed for Rent $2,500 MARMLS
• 2024-07-11 Rental Removed $2,800 MARMLS
• 2024-06-03 Listed $375,000 MARMLS
• 2024-05-24 Listed for Rent $2,800 MARMLS
• 2014-12-23 Sold (Public Records) $230,000 Public Records
• 2014-12-17 Sold (MLS) $230,000 MARMLS
• 2014-10-21 Pending — MARMLS
• 2014-10-08 Relisted — MARMLS
• 2014-10-08 Price Changed $240,000 MARMLS
• 2014-05-12 Pending — MARMLS
• 2014-05-07 Listed $180,000 MARMLS
• 2006-05-19 Sold (MLS) $350,000 MARMLS
• 2006-04-05 Sold (Public Records) $350,000 Public Records
• 2004-09-01 Sold (Public Records) $210,000 Public Records
• 2002-06-14 Sold (Public Records) $159,900 Public Records
• 2002-04-02 Sold (Public Records) $115,000 Public Records
• 1980-01-01 Sold (Public Records) $66,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,237 · -4.8% YoY. Source: county tax records.