300 Bayview Dr #516 · Sunny Isles Beach, FL 33160

$499,900

3 bd · 2.5 ba · 1,570 sqft · Condo public records · 25 Days on market

Built 1968 $1797/mo HOA · 32% 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 +9.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * New on the Market * * This Unique Art Deco spacious 3 bedroom 2 and half bathrooms is a must see!! Enjoy living in the beautiful Arlen House sitting in your living room facing the Bay watching the ships go by as you have your coffee! This Condo has an open floor plan with a very large generous Bar for Entertaining. It also comes with a deeded Covered Parking ! You have all the comforts of living across the street from the Beach and the Ritz-Carlton Residences, a Heated Pool, Concierge , 24 hour Security, Tennis, Billiard Room, Gym, Sauna and a SIB Courtesy Bus. HOA includes A/C, Internet Wifi, Cable, Hot Water and more!! SIB School has Grades K-8 and it is top Rated. Close to All

Key facts

• Open floor plan
• Tennis
• Concierge

Tags

• OPEN FLOOR PLAN
• DEEDED COVERED PARKING
• HEATED POOL
• CONCIERGE
• 24 HOUR SECURITY
• TENNIS

Property features AI

Finance

• Other: Association heated pool; Waterfront property with bay front and intracoastal access; Has view
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes management, cable TV, hot water, insurance, internet, laundry, pest control, pools, sewer, security, trash, and water; Community of 312 units; Association amenities include billiard room, bike storage, fitness center, laundry, library, pool, sauna, storage, tennis courts, transportation service, and elevators

Exterior

• Parking: Deeded parking; One covered space; Valet available; 1-car garage
• Security: Closed circuit cameras; Doorman; Security guard
• Utilities: Cable available; Water and sewer included in association; Electric service
• Home design: High-rise building (22 stories); Property attached (condominium); Entry located on level 5; Resale unit
• Construction: Block construction
• Exterior features: Balcony; Porch; Open wrap-around balcony; Security/high impact doors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning (electric)
• Interior features: Wet bar; Built-in features; Living/dining room; Custom mirrors; Tub with shower; Bar; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-775 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $363k (27.4% below list).
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $363k (27.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $5,648/mo this rent would consume 101% 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 $6k of equity ($3k loan paydown + $3k 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 5, 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 25 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $500k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 32% 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 $363,046 (27.4% 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 1968 — 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: 1.13% ✓
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 7.4

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: -9.2%
• Equity multiple: 0.56×
• Total profit: $-61,745
• Equity at exit: $158,465

10-year hold

• IRR: -5.1%
• Equity multiple: 0.45×
• Total profit: $-77,631
• Equity at exit: $201,457

Cash invested: $139,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $5,648 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$184 /mo · $2,202/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,797
• Vacancy / Maint / Mgmt: −$1,186
• Net cashflow: $-775

Break-even live

Break-even rent $6,629

Max offer price $363,046

Occupancy floor —

Sensitivity live

Price	-10% $-492	-5% $-633	+0% $-775	+5% $-916	+10% $-1,058
Rent	-10% $-1,221	-5% $-998	+0% $-775	+5% $-552	+10% $-328
Rate	-1.0pp $-523	-0.5pp $-648	base $-775	+0.5pp $-904	+1.0pp $-1,036

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$33,650	$14.09	19d	8	0.21mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$33,250	$13.93	5d	8	0.21mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2325	$32,750	$14.08	2d	9	0.21mi
15701 Collins Ave Sunny Isles Beach, FL	2.0–4.0	2.5–5.5	2387	$33,250	$13.93	3d	8	0.21mi
15901 Collins Ave #4303 Sunny Isles Beach, FL	2.0	3.0	1962	$25,000	$12.74	24d	1	0.27mi
15901 Collins Ave #4303 Sunny Isles Beach, FL	2.0	3.0	1962	$20,000	$10.19	5d	1	0.27mi
16051 Collins Ave #3202 Sunny Isles Beach, FL	2.0	2.5	2235	$18,000	$8.05	15d	1	0.36mi
17141 Collins Ave #4602 Sunny Isles Beach, FL	2.0	2.5	2042	$25,000	$12.24	5d	1	0.93mi
17141 Collins Ave #4602 Sunny Isles Beach, FL	2.0	2.5	2042	$25,000	$12.24	8d	1	0.93mi
17141 Collins Ave Sunny Isles Beach, FL	3.0	2.5	2042	$19,000	$9.30	24d	1	0.93mi
17875 Collins Ave Sunny Isles Beach, FL	3.0	3.0	2122	$22,000	$10.37	11d	3	1.33mi

HOA detail condo

• Monthly dues: $1,797 · $21,564/yr
• Likely covers: waterinternetcablepoolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-09
   status Pending
2. 2026-04-09
   listed $499,900 Active
3. 1989-01-31
   soldstatus $125,000

ⓘ 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: $2,202 · $184/mo
• Projected year-2 tax: $4,149 · $346/mo
• Expected delta: +$1,947/yr (+$162/mo · 88.4%)

ⓘ 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: $67,780
• − Mortgage interest: −$28,002
• − Property taxes: −$2,202
• − Insurance: −$7,618
• − Repairs & maintenance: −$5,422
• − Management: −$5,422
• − HOA: −$21,564
• − Depreciation: −$14,543
• Taxable loss: −$16,994
• Est. tax savings @ 24.0%: +$4,078
• After-tax cash flow: $-5,218/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

+299.9% since first listed

3 events — show timeline

• 2026-05-09 Pending — MARMLS
• 2026-04-09 Listed $499,900 MARMLS
• 1989-01-31 Sold (Public Records) $125,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,202 · +2.8% YoY. Source: county tax records.