1230 101st St
Bay Harbor Islands, FL 33154 · single_family · Pending — under contract · 218 days on market
Asking price$9,500,000
8 beds 10 baths 5,797 sqft
Listed by Shneur Shapiro · The Brokerage South Florida Real Estate, LLC.
Typesingle_family
Built2026
Price / sqft$1639
Est. value (own analysis)$15,761,295
Rent estimate (Zillow ZIP avg)$4,738/mo
HOANone
1 / 19
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Statusfor_sale
Listed date2026-01-27
Removed date—
MLSMiamiMLS #A11953100
Coordinates25.89047, -80.13572
Address1230 101st St
CityBay Harbor Islands
StateFL
Zip33154
Listing ID5499156823
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 | $9,500,000 |
| Down payment (20.0%) | $1,900,000 |
| Loan amount | $7,600,000 |
| Closing costs (5.0%) | $475,000 |
| Total cash to close | $2,375,000 |
| 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) | $15,042$180,500 |
| Insurance (placeholder 0.8% of price) | $6,333$76,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $237$2,843 |
| Total operating expenses | $21,612$259,343 |
| 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 |
|---|---|---|---|---|---|---|
| 9814 W Broadview Dr | single_family | 8 | 9 | 5,916 | $20,000,000 | 2026-08-11 |
| 9640 W Broadview Dr | single_family | 8 | 10 | 8,007 | $21,770,000 | 2026-06-15 |
| 1261 99th St | single_family | 8 | 8 | 6,001 | $8,000,000 | 2026-01-26 |
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.
No other cached listings nearby for this bedroom count yet.
10-year hold projection
IRR-12.3%
Equity multiple-1.12x
Total return (10yr)-$3,799,861
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $9,785,000 | -$207,031 | -$795,950 | $7,517,599 | $2,267,401 |
| 2 | $10,078,550 | -$211,946 | -$800,935 | $7,429,540 | $2,649,010 |
| 3 | $10,380,907 | -$216,975 | -$806,038 | $7,335,433 | $3,045,474 |
| 4 | $10,692,334 | -$222,122 | -$811,259 | $7,234,864 | $3,457,470 |
| 5 | $11,013,104 | -$227,389 | -$816,603 | $7,127,389 | $3,885,715 |
| 6 | $11,343,497 | -$232,779 | -$822,072 | $7,012,533 | $4,330,964 |
| 7 | $11,683,802 | -$238,295 | -$827,668 | $6,889,790 | $4,794,012 |
| 8 | $12,034,316 | -$243,941 | -$833,396 | $6,758,618 | $5,275,697 |
| 9 | $12,395,345 | -$249,717 | -$839,257 | $6,618,439 | $5,776,906 |
| 10 | $12,767,206 | -$255,629 | -$845,255 | $6,468,633 | $6,298,572 |
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.