1251 99th St
Bay Harbor Islands, FL 33154 · single_family · For Sale · 117 days on market
Asking price$7,490,000
6 beds 7 baths 5,538 sqft
Listed by Joel Lusky · The Brokerage South Florida Real Estate, LLC.
Typesingle_family
Built2008
Price / sqft$1352
Est. value (own analysis)$11,071,899
Rent estimate (Zillow ZIP avg)$4,738/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-05-08
Removed date—
MLSMiamiMLS #A12015077
Coordinates25.88931, -80.13587
Address1251 99th St
CityBay Harbor Islands
StateFL
Zip33154
Listing ID5465542943
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33154)
Typical home value (ZHVI)$1,230,561
Typical rent (ZORI)$4,738/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 | $7,490,000 |
| Down payment (20.0%) | $1,498,000 |
| Loan amount | $5,992,000 |
| Closing costs (5.0%) | $374,500 |
| Total cash to close | $1,872,500 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $4,738$56,861 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,359$52,312 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $11,859$142,310 |
| Insurance (est. scaled by flood & wind risk) | $9,737$116,844 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $237$2,843 |
| Total operating expenses | $21,833$261,997 |
| 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) | $237$2,843 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 9045 Hawthorne Ave | single_family | 6 | 7 | 6,222 | $8,750,000 | 2026-06-26 |
| 8900 Bay Dr | single_family | 6 | 5 | 5,485 | $14,300,000 | 2026-04-14 |
| 9264 Dickens Ave | single_family | 6 | 4 | 3,692 | $4,350,000 | 2026-03-25 |
| 217 Bal Cross Dr | single_family | 6 | 7 | 5,402 | $10,800,000 | 2026-03-05 |
| 10241 E Broadview Dr | single_family | 6 | 6 | 5,888 | $12,800,000 | 2025-10-24 |
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 |
|---|---|---|---|---|---|---|
| 1360 98th St | single_family | 6 | 7 | 3,724 | $6,499,000 | — |
| 9280 Byron Ave | single_family | 6 | 6 | 4,077 | $4,999,000 | — |
| 10203 Collins Ave Unit 2801 | condos | 6 | 8 | 8,993 | $69,500,000 | — |
| 919 92nd St | single_family | 6 | 7 | — | $16,150,000 | — |
| 9424 9432 Carlyle Ave | single_family | 6 | 4 | — | $4,250,000 | — |
| 9705 Collins Ave Units 1701N & 1702N | condos | 6 | 8 | — | $20,000,000 | — |
| 96 Bal Cross Dr | single_family | 6 | 8 | — | $7,800,000 | — |
| 9407 E Broadview Dr | single_family | 6 | 8 | 6,906 | $24,700,000 | — |
10-year hold projection
IRR-13.9%
Equity multiple-1.40x
Total return (10yr)-$3,520,227
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $7,714,700 | -$209,685 | -$674,603 | $5,927,033 | $1,787,667 |
| 2 | $7,946,141 | -$214,666 | -$679,655 | $5,857,605 | $2,088,536 |
| 3 | $8,184,525 | -$219,763 | -$684,825 | $5,783,410 | $2,401,116 |
| 4 | $8,430,061 | -$224,980 | -$690,116 | $5,704,119 | $2,725,942 |
| 5 | $8,682,963 | -$230,318 | -$695,531 | $5,619,383 | $3,063,580 |
| 6 | $8,943,452 | -$235,782 | -$701,073 | $5,528,829 | $3,414,623 |
| 7 | $9,211,755 | -$241,373 | -$706,745 | $5,432,055 | $3,779,700 |
| 8 | $9,488,108 | -$247,095 | -$712,549 | $5,328,637 | $4,159,471 |
| 9 | $9,772,751 | -$252,951 | -$718,490 | $5,218,116 | $4,554,635 |
| 10 | $10,065,934 | -$258,943 | -$724,569 | $5,100,006 | $4,965,927 |
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.