1210 96th St
Bay Harbor Islands, FL 33154 · single_family · For Sale · 242 days on market
Asking price$2,000,000
2 beds 2 baths 2,160 sqft
Listed by Gerardo Gonzalez · COMPASS
Typesingle_family
Built1962
Price / sqft$926
Est. value (own analysis)$2,042,280
Rent estimate (own analysis)$5,300/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-01-03
Removed date—
MLSMiamiMLS #A11937929
Coordinates25.88628, -80.13522
Address1210 96th St
CityBay Harbor Islands
StateFL
Zip33154
Listing ID5487157190
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 | $2,000,000 |
| Down payment (20.0%) | $400,000 |
| Loan amount | $1,600,000 |
| Closing costs (5.0%) | $100,000 |
| Total cash to close | $500,000 |
| Income | |
| Rent (comp-derived) | $5,300$63,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,876$58,512 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,167$38,000 |
| Insurance (est. scaled by flood & wind risk) | $2,600$31,200 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $265$3,180 |
| Total operating expenses | $6,032$72,380 |
| 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) | $265$3,180 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 2 | 2 | 1,463 | $5,950 | 2026-08-24 | — | |
| single_family | 2 | 2 | 1,775 | $5,300 | 2026-02-18 | — | |
| single_family | 2 | 2 | 1,434 | $4,500 | — | — |
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 |
|---|---|---|---|---|---|---|
| 8900 Harding Ave | single_family | 2 | 2 | 890 | $1,275,000 | 2026-06-12 |
| 8819 Hawthorne Ave | single_family | 2 | 2 | 1,146 | $1,400,000 | 2026-05-08 |
| 9508 Byron Ave | single_family | 2 | 2 | 1,322 | $1,250,000 | 2026-05-07 |
| 9149 Dickens Ave | single_family | 2 | 2 | 1,600 | $1,325,000 | 2026-04-10 |
| 8942 Froude Ave | single_family | 2 | 2 | 1,465 | $1,325,000 | 2026-01-02 |
| 9316 Bay Dr | single_family | 2 | 2 | 2,247 | $4,800,000 | 2025-12-29 |
| 8811 Hawthorne Ave | single_family | 2 | 2 | 1,654 | $1,400,000 | 2025-12-15 |
| 8934 Emerson Ave | single_family | 2 | 2 | 1,375 | $1,300,000 | 2025-12-15 |
| 9116 Dickens Ave | single_family | 2 | 2 | — | $1,235,000 | 2025-09-09 |
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 |
|---|---|---|---|---|---|---|
| 9901 W Bay Harbor Dr Apt 506 | condos | 2 | 2 | 1,366 | $1,498,900 | — |
| 10230 Collins Ave Apt 101 | condos | 2 | 2 | 1,500 | $629,000 | — |
| 9172 Collins Ave Apt 302 | condos | 2 | 2 | 1,002 | $460,000 | — |
| 1065 98th St Apt 1 | condos | 2 | 2 | 974 | $322,000 | — |
| 1 Harbour Way Apt 108 | condos | 2 | 2 | 1,230 | $435,000 | — |
| 10101 E Bay Harbor Dr Apt 502 | condos | 2 | 2 | 1,300 | $450,000 | — |
| 10190 Collins Ave Apt 203 | condos | 2 | 2 | 760 | $817,700 | — |
| 9801 W Collins /Complete Renovated Ave Unit 5O | condos | 2 | 2 | 1,688 | $1,750,000 | — |
10-year hold projection
IRR-8.8%
Equity multiple-0.49x
Total return (10yr)-$483,582
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,060,000 | -$13,868 | -$140,432 | $1,582,652 | $477,348 |
| 2 | $2,121,800 | -$13,922 | -$140,566 | $1,564,114 | $557,686 |
| 3 | $2,185,454 | -$13,969 | -$140,694 | $1,544,302 | $641,152 |
| 4 | $2,251,018 | -$14,008 | -$140,817 | $1,523,129 | $727,888 |
| 5 | $2,318,548 | -$14,038 | -$140,933 | $1,500,503 | $818,045 |
| 6 | $2,388,105 | -$14,060 | -$141,042 | $1,476,323 | $911,782 |
| 7 | $2,459,748 | -$14,072 | -$141,144 | $1,450,482 | $1,009,265 |
| 8 | $2,533,540 | -$14,075 | -$141,239 | $1,422,867 | $1,110,673 |
| 9 | $2,609,546 | -$14,067 | -$141,326 | $1,393,356 | $1,216,191 |
| 10 | $2,687,833 | -$14,048 | -$141,404 | $1,361,818 | $1,326,015 |
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.