100 Bayview Dr #912 · Sunny Isles Beach, FL 33160

$385,000

1 bd · 1.0 ba · 991 sqft · Condo public records · 13 Days on market

Built 1975 $938/mo HOA · 21% 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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Magnificent opportunity in a great location! Direct Ocean View (best view in the building) from spacious balcony and across the street from the beach! The unit was completely remodeled with extremily good taste, new kitchen appliances, large unit has lots of closet space and light. Arlen House is a full amenity building with HEATED POOL, JACUZZI, GYM, TENNIS AND RESTAURANT. Call listing agent for showing instructions.

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

• Other: Waterfront property; Association pool is heated
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevators, fitness center, laundry, pool, sauna, spa/hot tub, tennis courts, transportation service; Association fee covers amenities, cable TV, hot water, laundry, pest control

Exterior

• Parking: Assigned parking; Valet; 1 covered space; 1 garage space
• Security: Doorman; Secured elevator; Key card entry; Fire sprinkler system; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: Condominium unit in a 22-story building; Entry on level 9; Bay, navigable and oceanfront views
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Association pool (heated)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Wall furnace heating
• Interior features: Partially furnished; Breakfast bar; Living/dining room; First floor entry; Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $385k.

Deal economics

• At list price, monthly cash flow is $-520 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (23.9% below list).
• Meets the 1% rule at list price ($4k rent vs $385k).
• Recommended offer: $293k (23.9% 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; 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 $5k of equity ($3k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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 $293,158 (23.9% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 7.3

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: -8.3%
• Equity multiple: 0.60×
• Total profit: $-42,750
• Equity at exit: $122,042

10-year hold

• IRR: -4.2%
• Equity multiple: 0.54×
• Total profit: $-49,648
• Equity at exit: $155,153

Cash invested: $107,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $4,374 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$432 /mo · $5,181/yr
• Insurance: −$160
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$938
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $-520

Break-even live

Break-even rent $5,032

Max offer price $293,158

Occupancy floor —

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $938 · $11,256/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $385,000 Active 13 DOM
2. 2026-06-17
   days on market $385,000 Active 12 DOM
3. 2026-06-16
   days on market $385,000 Active 11 DOM
4. 2026-06-15
   days on market $385,000 Active 10 DOM
5. 2026-06-13
   days on market $385,000 Active 8 DOM
6. 2026-06-09
   days on market $385,000 Active 4 DOM
7. 2026-06-08
   days on market $385,000 Active 3 DOM
8. 2026-06-07
   remarks 565-char remark
9. 2026-06-07
   listed $385,000 Active 2 DOM

ⓘ 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: $5,181 · $432/mo
• Projected year-2 tax: $5,181 · $432/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: −$21,566
• − Property taxes: −$5,181
• − Insurance: −$7,044
• − Repairs & maintenance: −$4,199
• − Management: −$4,199
• − HOA: −$11,256
• − Depreciation: −$11,200
• Taxable loss: −$12,152
• Est. tax savings @ 24.0%: +$2,917
• After-tax cash flow: $-3,322/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

+779.0% since first listed

28 events — show timeline

• 2026-06-05 Listed $385,000 MARMLS
• 2024-09-09 Rental Removed $2,750 MARMLS
• 2024-08-28 Listed for Rent $2,750 MARMLS
• 2024-08-06 Rental Removed $2,850 MARMLS
• 2024-07-31 Listing Removed — MARMLS
• 2024-07-28 Listed for Rent $2,850 MARMLS
• 2024-07-27 Price Changed $419,999 MARMLS
• 2024-07-03 Price Changed $439,999 MARMLS
• 2024-05-30 Listed $469,000 MARMLS
• 2021-06-25 Sold (Public Records) $340,000 Public Records
• 2021-06-11 Sold (MLS) $340,000 MARMLS
• 2021-05-15 Pending — MARMLS
• 2021-04-18 Contingent — MARMLS
• 2021-03-05 Listed $349,000 MARMLS
• 2021-03-03 Listing Removed — MARMLS
• 2021-01-15 Listed $349,000 MARMLS
• 2019-01-29 Listing Removed — MARMLS
• 2018-02-21 Listed $350,000 MARMLS
• 2017-02-02 Sold (MLS) $255,000 MARMLS
• 2017-01-31 Sold (Public Records) $255,000 Public Records
• 2017-01-04 Pending — MARMLS
• 2016-12-08 Price Changed $265,000 MARMLS
• 2016-09-21 Price Changed $283,000 MARMLS
• 2016-09-21 Price Changed $210,000 MARMLS
• 2016-09-10 Price Changed $283,000 MARMLS
• 2016-07-22 Price Changed $294,999 MARMLS
• 2016-05-12 Listed $300,000 MARMLS
• 1975-12-01 Sold (Public Records) $43,800 Public Records

Property tax history

+7.8%/yr

Latest (2025): $5,181 · +1.3% YoY. Source: county tax records.