100 Bayview Dr #229 · Sunny Isles Beach, FL 33160

$300,000

2 bd · 2.0 ba · 1,331 sqft · Condo public records · 118 Days on market

Built 1975 $1365/mo HOA · 31% 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 +12.4/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Investors you can RENT it IMMEDIATELY. Embrace a sophisticated coastal lifestyle at Arlen House in Sunny Isles Beach, ideally located on Collins Ave directly across from the beach. This 2-bedroom, 2-bath residence offers a bright, wide-open layout with north-facing views from every room and an oversized primary suite with two walk-in closets. Convenient laundry facilities are located on the same floor. Arlen House is a private, guard-gated community featuring resort-style amenities including a 24-hour secured lobby, fitness center, tennis courts, pool, jacuzzi, billiards room, valet, on-site café/restaurant, assigned covered parking, and private marina access. Prime location near the

Key facts

• Secured lobby
• Walk in closets
• North facing views

Tags

• NORTH FACING VIEWS
• OVERSIZED PRIMARY SUITE
• WALK IN CLOSETS
• GUARD GATED COMMUNITY
• RESORT STYLE AMENITIES
• SECURED LOBBY

Property features AI

Finance

• HOA & community: Monthly association fee of $1,365; Association amenities: clubhouse, laundry, pool; Association fee includes amenities, common areas, cable TV, hot water, insurance, internet, structural maintenance, reserve fund, sewer, trash, water

Exterior

• Parking: Assigned covered parking; Attached garage; 2 covered garage spaces
• Security: Doorman; Secured garage/parking; Secured lobby
• Utilities: Cable available
• Home design: Condo/Apartment (attached property); Faces north; Entry on level 2; 22-story building
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Association pool; Waterfront property with bay front and intracoastal access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Sliding and impact-resistant windows; Unfurnished; First floor entry; Living/dining room; Main living area on entry level; Split bedroom floorplan; Tub/shower; Walk-in closets
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-475 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (28.0% below list).
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $216k (28.0% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,396/mo this rent would consume 79% 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 118 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y ago; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% 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 $216,107 (28.0% 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 118 days. Have you received any prior offers? Is the seller open to a 28% 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: 1.47% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 5.7

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: -9.8%
• Equity multiple: 0.53×
• Total profit: $-39,225
• Equity at exit: $95,098

10-year hold

• IRR: -6.2%
• Equity multiple: 0.34×
• Total profit: $-55,275
• Equity at exit: $120,898

Cash invested: $84,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $4,396 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$458 /mo · $5,498/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,365
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $-475

Break-even live

Break-even rent $4,997

Max offer price $216,107

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-390	+0% $-475	+5% $-560	+10% $-645
Rent	-10% $-822	-5% $-649	+0% $-475	+5% $-301	+10% $-128
Rate	-1.0pp $-324	-0.5pp $-399	base $-475	+0.5pp $-553	+1.0pp $-632

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	2387	$19,800	$8.29	20d	8	0.14mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,000	$7.96	7d	8	0.14mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$18,000	$7.74	4d	9	0.14mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$19,000	$7.96	0d	7	0.14mi

HOA detail condo

• Monthly dues: $1,365 · $16,380/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $300,000 Active 118 DOM
2. 2026-06-18
   days on market $300,000 Active 115 DOM
3. 2026-06-17
   days on market $300,000 Active 114 DOM
4. 2026-06-16
   days on market $300,000 Active 113 DOM
5. 2026-06-15
   days on market $300,000 Active 112 DOM
6. 2026-06-13
   pricedays on market $300,000 Active 110 DOM
7. 2026-06-09
   days on market $320,000 Active 106 DOM
8. 2026-06-08
   days on market $320,000 Active 105 DOM
9. 2026-06-07
   days on market $320,000 Active 104 DOM
10. 2026-06-04
    days on market $320,000 Active 101 DOM
11. 2026-06-03
    days on market $320,000 Active 100 DOM
12. 2026-06-02
    days on market $320,000 Active 99 DOM
13. 2026-06-01
    days on market $320,000 Active 98 DOM
14. 2026-05-31
    days on market $320,000 Active 97 DOM
15. 2026-04-28
    price $320,000
16. 2026-02-23
    listed $345,000 Active
17. 2025-12-11
    historical
18. 2025-11-13
    price $360,000
19. 2025-09-26
    listed $375,000 Active
20. 2025-08-28
    historical
21. 2025-02-09
    price $375,500
22. 2025-01-30
    price $384,500
23. 2025-01-10
    price $389,500
24. 2024-12-16
    price $399,500
25. 2024-10-31
    price $415,900
26. 2024-10-19
    price $444,500
27. 2024-09-05
    price $449,000
28. 2024-08-10
    price $365,000
29. 2024-08-10
    status Active
30. 2024-07-17
    historical Active Under Contract
31. 2024-06-05
    price $355,000
32. 2024-05-31
    price $365,000
33. 2024-05-22
    price $375,000
34. 2024-05-02
    price $465,000
35. 2024-03-20
    price $365,000
36. 2024-01-10
    price $390,000
37. 2023-12-01
    listed $475,000 Active
38. 2023-10-06
    historical
39. 2023-07-21
    status Active
40. 2023-07-06
    price $460,000
41. 2023-04-20
    price $410,000
42. 2023-02-21
    price $440,000
43. 2022-12-16
    price $445,000
44. 2022-11-06
    listed $440,000 Active
45. 2022-11-03
    historical
46. 2022-11-02
    price $440,000
47. 2022-09-28
    historical
48. 2022-05-31
    listed $480,000 Active
49. 2022-05-31
    listed $475,600
50. 2022-05-31
    historical

ⓘ 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: $5,498 · $458/mo
• Projected year-2 tax: $5,498 · $458/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: $52,755
• − Mortgage interest: −$16,805
• − Property taxes: −$5,498
• − Insurance: −$6,619
• − Repairs & maintenance: −$4,220
• − Management: −$4,220
• − HOA: −$16,380
• − Depreciation: −$8,727
• Taxable loss: −$9,714
• Est. tax savings @ 24.0%: +$2,331
• After-tax cash flow: $-3,367/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: 90,324
• 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

+481.8% since first listed

47 events — show timeline

• 2026-04-28 Price Changed $320,000 MARMLS
• 2026-02-23 Listed $345,000 MARMLS
• 2025-12-11 Listing Removed — MARMLS
• 2025-11-13 Price Changed $360,000 MARMLS
• 2025-09-26 Listed $375,000 MARMLS
• 2025-08-28 Listing Removed — MARMLS
• 2025-02-09 Price Changed $375,500 MARMLS
• 2025-01-30 Price Changed $384,500 MARMLS
• 2025-01-10 Price Changed $389,500 MARMLS
• 2024-12-16 Price Changed $399,500 MARMLS
• 2024-10-31 Price Changed $415,900 MARMLS
• 2024-10-19 Price Changed $444,500 MARMLS
• 2024-09-05 Price Changed $449,000 MARMLS
• 2024-08-10 Price Changed $365,000 MARMLS
• 2024-08-10 Relisted — MARMLS
• 2024-07-17 Contingent — MARMLS
• 2024-06-05 Price Changed $355,000 MARMLS
• 2024-05-31 Price Changed $365,000 MARMLS
• 2024-05-22 Price Changed $375,000 MARMLS
• 2024-05-02 Price Changed $465,000 MARMLS
• 2024-03-20 Price Changed $365,000 MARMLS
• 2024-01-10 Price Changed $390,000 MARMLS
• 2023-12-01 Listed $475,000 MARMLS
• 2023-10-06 Listing Removed — MARMLS
• 2023-07-21 Relisted — MARMLS
• 2023-07-06 Price Changed $460,000 MARMLS
• 2023-04-20 Price Changed $410,000 MARMLS
• 2023-02-21 Price Changed $440,000 MARMLS
• 2022-12-16 Price Changed $445,000 MARMLS
• 2022-11-06 Listed $440,000 MARMLS
• 2022-11-03 Listing Removed — MARMLS
• 2022-11-02 Price Changed $440,000 MARMLS
• 2022-09-28 Listing Removed — Beaches MLS
• 2022-05-31 Listing Removed — MARMLS
• 2022-05-31 Listed $475,600 Beaches MLS
• 2022-05-31 Listed $480,000 MARMLS
• 2022-05-04 Listed $539,000 MARMLS
• 2022-03-31 Sold (Public Records) $350,000 Public Records
• 2022-03-18 Sold (MLS) $350,000 MARMLS
• 2022-03-08 Contingent — MARMLS
• 2021-12-31 Listed $325,000 MARMLS
• 2021-05-10 Sold (Public Records) $250,000 Public Records
• 2021-04-22 Sold (MLS) $250,000 MARMLS
• 2021-04-07 Pending — MARMLS
• 2021-03-17 Listed $250,000 MARMLS
• 1990-12-06 Sold (Public Records) $55,000 Public Records
• 1990-12-06 Sold (Public Records) $55,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $5,498 · -10.6% YoY. Source: county tax records.