400 Kings Point Dr Unit 822-23
Sunny Isles Beach, FL 33160 · condos · For Sale · 6 days on market
Asking price$789,000
4 beds 3 baths 1,799 sqft
Listed by Ozzie VEGA · Optimar International Realty
Typecondos
Built1965
Price / sqft$439
Est. value (own analysis)$2,537,101
Rent estimate (own analysis)$15,000/mo
HOA$1,995/mo
1 / 49
Show every detail
Statusfor_sale
Listed date2026-08-27
Removed date—
MLSMiamiMLS #A12076160
Coordinates25.92368, -80.12721
Address400 Kings Point Dr Unit 822-23
CitySunny Isles Beach
StateFL
Zip33160
Listing ID6425656019
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.
Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $789,000 |
| Down payment (20.0%) | $157,800 |
| Loan amount | $631,200 |
| Closing costs (5.0%) | $39,450 |
| Total cash to close | $197,250 |
| Income | |
| Rent (comp-derived) | $15,000$180,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $13,800$165,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,249$14,991 |
| Insurance (placeholder 0.8% of price) | $526$6,312 |
| HOA dues | $1,995$23,940 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $750$9,000 |
| Total operating expenses | $4,520$54,243 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $750$9,000 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 4 | 3 | 1,729 | $6,800 | 2026-08-19 | — | |
| condos | 4 | 5 | 2,394 | $15,000 | 2026-08-24 | — | |
| apartment | 4 | 3 | 1,746 | $8,500 | 2026-06-20 | — | |
| condos | 4 | 5 | 2,394 | $18,500 | 2025-11-28 | — | |
| condos | 4 | 5 | 2,394 | $23,500 | 2025-01-13 | — | |
| condos | 4 | 4 | 2,390 | $10,000 | 2026-01-23 | — | |
| condos | 4 | 5 | 2,394 | $16,500 | 2026-01-23 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 17749 Collins Ave Apt 3501 | condos | 4 | 7 | 4,609 | $6,500,000 | 2026-08-31 |
| 17901 Collins Ave Unit 3003 | condos | 4 | 5 | 2,987 | $6,700,000 | 2026-08-25 |
| 400 Sunny Isles Blvd Apt 2019 | condos | 4 | 5 | 3,088 | $1,865,000 | 2026-07-21 |
| 18555 Collins Ave Apt 3005 | condos | 4 | 5 | 3,415 | $3,797,359 | 2026-06-26 |
| 17975 Collins Ave Unit N2401 | condos | 4 | 6 | 4,780 | $10,250,000 | 2026-06-25 |
| 17875 Collins Ave Unit 1201 | condos | 4 | 4 | 2,736 | $3,900,000 | 2026-06-17 |
| 16047 Collins Ave Apt 404 | condos | 4 | 7 | 3,735 | $3,940,000 | 2026-06-03 |
| 17001 Collins Ave Apt 4608 | condos | 4 | 6 | 2,871 | $3,965,000 | 2026-06-01 |
| 18501 Collins Ave Apt 1001 | condos | 4 | 6 | 3,625 | $6,535,000 | 2026-05-29 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 333 Atlantic Ave | single_family | 4 | 4 | 2,426 | $11,999,000 | — |
| 3949 194th Ln | single_family | 4 | 4 | 2,353 | $2,259,000 | — |
| 3341 NE 170th St | single_family | 4 | 3 | 3,556 | $3,500,000 | — |
| 18555 Collins Ave Apt 3301 | condos | 4 | 5 | 4,154 | $6,500,000 | — |
| 329 Poinciana Dr Unit 909 | condos | 4 | 3 | 2,425 | $1,190,000 | — |
| 17475 Collins Ave Ph 3201 | condos | 4 | 8 | 9,051 | $23,990,000 | — |
| 17875 Collins Ave Ph 4506 | condos | 4 | 7 | 6,419 | $13,495,000 | — |
| 2349 NE 173rd St | single_family | 4 | 3 | 1,432 | $839,000 | — |
10-year hold projection
IRR34.1%
Equity multiple5.89x
Total return (10yr)$1,068,445
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $812,670 | $111,357 | $53,682 | $624,356 | $188,314 |
| 2 | $837,050 | $114,969 | $57,069 | $617,043 | $220,007 |
| 3 | $862,162 | $118,696 | $60,565 | $609,227 | $252,935 |
| 4 | $888,026 | $122,542 | $64,175 | $600,875 | $287,152 |
| 5 | $914,667 | $126,510 | $67,901 | $591,948 | $322,719 |
| 6 | $942,107 | $130,605 | $71,747 | $582,409 | $359,698 |
| 7 | $970,370 | $134,830 | $75,717 | $572,215 | $398,155 |
| 8 | $999,482 | $139,189 | $79,816 | $561,321 | $438,160 |
| 9 | $1,029,466 | $143,687 | $84,047 | $549,679 | $479,787 |
| 10 | $1,060,350 | $148,328 | $88,413 | $537,237 | $523,113 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.