400 Kings Point Dr #527 · Sunny Isles Beach, FL 33160

$255,000

1 bd · 1.0 ba · 695 sqft · Condo public records · 745 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 +21.3/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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 MLS

CALLING ALL INVESTORS!! EARN RENTAL INCOME RIGHT AWAY. EXCEPTIONAL & DESIRABLE SUNNY ISLES LOCATION! SURROUNDED BY MULTI- MILLION DOLLARS CONDO! WALK ACROSS THE STREET TO THE BEACH. OFFERING OPEN BREATHTAKING INTRACOASTAL VIEW! SPACIOUS 1/1 STORAGE BIN COMES W/ APARTMENT. COMPLETELY RENOVATED BUILDING W/ NEW EXESICE EQUIPMENT, CONVENIENCE STORE IN THE BUILDING & CAFE. WALK 5 MINUTS TO THE BEACH. WATER FRONT . WATCH THE BOATS SAIL BY. PARKING SPACE ASSIGNED. 24 HRS GATED SEC. MINUTES TO SHOPPING Driving Directions:

Key facts

• Beauty salon
• Gated community
• Secure building

Tags

• SECURE BUILDING
• BEAUTY SALON
• GATED COMMUNITY
• EXERCISE ROOM
• CLOSE TO THE BEACH

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee of $818; Association fee includes amenities; Association amenities include boat dock, marina, clubhouse, elevators, fitness center, laundry, pier, pool, storage, trash, transportation service

Exterior

• Parking: 1 covered parking space (garage)
• Security: Elevator secured; Fire alarm; Secured lobby
• Utilities: Electric cooling
• Home design: 16-story building; Entry on level 5 (unit entry location on 5)
• Construction: Block construction; Resale unit
• Exterior features: Association pool (heated); Boat dock and pier; Marina; Clubhouse; Fitness center; Storage; Trash service; Transportation service; Waterfront property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling
• Interior features: Exterior lighting; Secured lobby; Elevator-secured building
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (3.6% below list).
• Meets the 1% rule at list price ($4k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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 $3,664/mo this rent would consume 66% 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 $3k of equity ($2k loan paydown + $1k 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 9, 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 745 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 13321% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; 19% 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 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 $224,400 (12.0% 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 745 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.44% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 5.8

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: -3.2%
• Equity multiple: 0.85×
• Total profit: $-11,033
• Equity at exit: $80,833

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $859
• Equity at exit: $102,764

Cash invested: $71,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,664 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$258 /mo · $3,099/yr
• Insurance: −$106
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$818
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $-52

Break-even live

Break-even rent $3,730

Max offer price $245,858

Occupancy floor 96%

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: $63,750
• Closing costs: $7,650
• 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 29 events

1. 2026-06-18
   days on market $255,000 Active 745 DOM
2. 2026-06-17
   days on market $255,000 Active 744 DOM
3. 2026-06-16
   days on market $255,000 Active 743 DOM
4. 2026-06-15
   days on market $255,000 Active 742 DOM
5. 2026-06-13
   days on market $255,000 Active 740 DOM
6. 2026-06-09
   days on market $255,000 Active 736 DOM
7. 2026-06-08
   days on market $255,000 Active 735 DOM
8. 2026-06-08
   days on market $255,000 Active 734 DOM
9. 2026-06-04
   days on market $255,000 Active 731 DOM
10. 2026-06-03
    days on market $255,000 Active 730 DOM
11. 2026-06-02
    days on market $255,000 Active 729 DOM
12. 2026-06-01
    days on market $255,000 Active 728 DOM
13. 2026-05-31
    days on market $255,000 Active 727 DOM
14. 2026-04-13
    listed $1,900
15. 2026-03-25
    price $255,000
16. 2024-06-03
    listed $260,000 Active
17. 2021-12-31
    soldstatus $215,000 Closed 531-char remark

    Show marketing remark (531 chars)

    CALLING ALL INVESTORS!! EARN RENTAL INCOME RIGHT AWAY. EXCEPTIONAL & DESIRABLE SUNNY ISLES LOCATION! SURROUNDED BY MULTI- MILLION DOLLARS CONDO! WALK ACROSS THE STREET TO THE BEACH. OFFERING OPEN BREATHTAKING INTRACOASTAL VIEW! SPACIOUS 1/1 STORAGE BIN COMES W/ APARTMENT. COMPLETELY RENOVATED BUILDING W/ NEW EXESICE EQUIPMENT, CONVENIENCE STORE IN THE BUILDING & CAFE. WALK 5 MINUTS TO THE BEACH. WATER FRONT . WATCH THE BOATS SAIL BY. PARKING SPACE ASSIGNED. 24 HRS GATED SEC. MINUTES TO SHOPPING Driving Directions:

18. 2021-12-25
    status Pending 531-char remark

    Show marketing remark (531 chars)

    CALLING ALL INVESTORS!! EARN RENTAL INCOME RIGHT AWAY. EXCEPTIONAL & DESIRABLE SUNNY ISLES LOCATION! SURROUNDED BY MULTI- MILLION DOLLARS CONDO! WALK ACROSS THE STREET TO THE BEACH. OFFERING OPEN BREATHTAKING INTRACOASTAL VIEW! SPACIOUS 1/1 STORAGE BIN COMES W/ APARTMENT. COMPLETELY RENOVATED BUILDING W/ NEW EXESICE EQUIPMENT, CONVENIENCE STORE IN THE BUILDING & CAFE. WALK 5 MINUTS TO THE BEACH. WATER FRONT . WATCH THE BOATS SAIL BY. PARKING SPACE ASSIGNED. 24 HRS GATED SEC. MINUTES TO SHOPPING Driving Directions:

19. 2021-12-08
    soldstatus $215,000
20. 2021-09-10
    price $225,000 531-char remark

    Show marketing remark (531 chars)

    CALLING ALL INVESTORS!! EARN RENTAL INCOME RIGHT AWAY. EXCEPTIONAL & DESIRABLE SUNNY ISLES LOCATION! SURROUNDED BY MULTI- MILLION DOLLARS CONDO! WALK ACROSS THE STREET TO THE BEACH. OFFERING OPEN BREATHTAKING INTRACOASTAL VIEW! SPACIOUS 1/1 STORAGE BIN COMES W/ APARTMENT. COMPLETELY RENOVATED BUILDING W/ NEW EXESICE EQUIPMENT, CONVENIENCE STORE IN THE BUILDING & CAFE. WALK 5 MINUTS TO THE BEACH. WATER FRONT . WATCH THE BOATS SAIL BY. PARKING SPACE ASSIGNED. 24 HRS GATED SEC. MINUTES TO SHOPPING Driving Directions:

21. 2021-09-10
    listed $125,000 Active 531-char remark

    Show marketing remark (531 chars)

    CALLING ALL INVESTORS!! EARN RENTAL INCOME RIGHT AWAY. EXCEPTIONAL & DESIRABLE SUNNY ISLES LOCATION! SURROUNDED BY MULTI- MILLION DOLLARS CONDO! WALK ACROSS THE STREET TO THE BEACH. OFFERING OPEN BREATHTAKING INTRACOASTAL VIEW! SPACIOUS 1/1 STORAGE BIN COMES W/ APARTMENT. COMPLETELY RENOVATED BUILDING W/ NEW EXESICE EQUIPMENT, CONVENIENCE STORE IN THE BUILDING & CAFE. WALK 5 MINUTS TO THE BEACH. WATER FRONT . WATCH THE BOATS SAIL BY. PARKING SPACE ASSIGNED. 24 HRS GATED SEC. MINUTES TO SHOPPING Driving Directions:

22. 2019-05-31
    soldstatus $165,000
23. 2019-05-24
    soldstatus $165,000 Sold 352-char remark

    Show marketing remark (352 chars)

    FABULOUS SUNNY ISLES ACROSS THE STREET FROM THE PUBLIC BEACH * * * NEW MARINA COMING SOON * * * LOVELY INTRACOASTAL VIEW * * * HEATED POOL * * * PICNIC AREA * * * NEW GYM * * * GREAT COFFEE SHOP AND GROCERY * * * BEAUTY PALOR * * * MANNED SECURITY GATE * * * 24/7 MANNED LOBBY THE UNIT NEEDS WORK - MOTIVATED SELLER

24. 2019-04-05
    status Pending 352-char remark

    Show marketing remark (352 chars)

    FABULOUS SUNNY ISLES ACROSS THE STREET FROM THE PUBLIC BEACH * * * NEW MARINA COMING SOON * * * LOVELY INTRACOASTAL VIEW * * * HEATED POOL * * * PICNIC AREA * * * NEW GYM * * * GREAT COFFEE SHOP AND GROCERY * * * BEAUTY PALOR * * * MANNED SECURITY GATE * * * 24/7 MANNED LOBBY THE UNIT NEEDS WORK - MOTIVATED SELLER

25. 2019-03-26
    price $179,999 352-char remark

    Show marketing remark (352 chars)

    FABULOUS SUNNY ISLES ACROSS THE STREET FROM THE PUBLIC BEACH * * * NEW MARINA COMING SOON * * * LOVELY INTRACOASTAL VIEW * * * HEATED POOL * * * PICNIC AREA * * * NEW GYM * * * GREAT COFFEE SHOP AND GROCERY * * * BEAUTY PALOR * * * MANNED SECURITY GATE * * * 24/7 MANNED LOBBY THE UNIT NEEDS WORK - MOTIVATED SELLER

26. 2019-02-20
    price $184,999 352-char remark

    Show marketing remark (352 chars)

    FABULOUS SUNNY ISLES ACROSS THE STREET FROM THE PUBLIC BEACH * * * NEW MARINA COMING SOON * * * LOVELY INTRACOASTAL VIEW * * * HEATED POOL * * * PICNIC AREA * * * NEW GYM * * * GREAT COFFEE SHOP AND GROCERY * * * BEAUTY PALOR * * * MANNED SECURITY GATE * * * 24/7 MANNED LOBBY THE UNIT NEEDS WORK - MOTIVATED SELLER

27. 2018-11-08
    listed $199,999 Active 352-char remark

    Show marketing remark (352 chars)

    FABULOUS SUNNY ISLES ACROSS THE STREET FROM THE PUBLIC BEACH * * * NEW MARINA COMING SOON * * * LOVELY INTRACOASTAL VIEW * * * HEATED POOL * * * PICNIC AREA * * * NEW GYM * * * GREAT COFFEE SHOP AND GROCERY * * * BEAUTY PALOR * * * MANNED SECURITY GATE * * * 24/7 MANNED LOBBY THE UNIT NEEDS WORK - MOTIVATED SELLER

28. 2003-01-28
    soldstatus $116,500
29. 1993-07-29
    soldstatus $45,000

ⓘ 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: $3,099 · $258/mo
• Projected year-2 tax: $3,099 · $258/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: $43,968
• − Mortgage interest: −$14,284
• − Property taxes: −$3,099
• − Insurance: −$6,394
• − Repairs & maintenance: −$3,517
• − Management: −$3,517
• − HOA: −$9,816
• − Depreciation: −$7,418
• Taxable loss: −$4,078
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $358/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

-95.8% since first listed

16 events — show timeline

• 2026-04-13 Listed for Rent $1,900 MARMLS
• 2026-03-25 Price Changed $255,000 MARMLS
• 2024-06-03 Listed $260,000 MARMLS
• 2021-12-31 Sold (MLS) $215,000 MARMLS
• 2021-12-25 Pending — MARMLS
• 2021-12-08 Sold (Public Records) $215,000 Public Records
• 2021-09-10 Price Changed $225,000 MARMLS
• 2021-09-10 Listed $125,000 MARMLS
• 2019-05-31 Sold (Public Records) $165,000 Public Records
• 2019-05-24 Sold (MLS) $165,000 MARMLS
• 2019-04-05 Pending — MARMLS
• 2019-03-26 Price Changed $179,999 MARMLS
• 2019-02-20 Price Changed $184,999 MARMLS
• 2018-11-08 Listed $199,999 MARMLS
• 2003-01-28 Sold (Public Records) $116,500 Public Records
• 1993-07-29 Sold (Public Records) $45,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,099 · -6.5% YoY. Source: county tax records.