1233 102nd St
Bay Harbor Islands, FL 33154 · single_family · For Sale · 302 days on market
Asking price$6,000,000
5 beds 5 baths 4,126 sqft
Listed by Michael Martirena · COMPASS
Typesingle_family
Built1966
Price / sqft$1454
Est. value (own analysis)$6,400,271
Rent estimate (own analysis)$28,950/mo
HOANone
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Statusfor_sale
Listed date2025-11-04
Removed date—
MLSMiamiMLS #A11905092
Coordinates25.89178, -80.13583
Address1233 102nd St
CityBay Harbor Islands
StateFL
Zip33154
Listing ID5501765439
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 | $6,000,000 |
| Down payment (20.0%) | $1,200,000 |
| Loan amount | $4,800,000 |
| Closing costs (5.0%) | $300,000 |
| Total cash to close | $1,500,000 |
| Income | |
| Rent (comp-derived) | $28,950$347,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $26,634$319,608 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $9,500$114,000 |
| Insurance (placeholder 0.8% of price) | $4,000$48,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,448$17,370 |
| Total operating expenses | $14,948$179,370 |
| 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) | $1,448$17,370 |
| 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 | 5 | 5 | 4,737 | $28,950 | 2026-05-11 | — | |
| single_family | 5 | 6 | 4,566 | $35,000 | 2026-04-16 | — | |
| single_family | 5 | 5 | 4,486 | $26,900 | 2026-03-28 | — |
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 |
|---|---|---|---|---|---|---|
| 145 Harbour Way | single_family | 5 | 7 | 3,142 | $11,162,500 | 2026-09-01 |
| 8826 Froude Ave | single_family | 5 | 5 | 3,124 | $3,400,000 | 2026-08-04 |
| 500 94th St | single_family | 5 | 6 | 3,320 | $5,150,000 | 2026-06-15 |
| 166 Bal Bay Dr | single_family | 5 | 6 | 6,323 | $26,000,000 | 2026-06-15 |
| 1251 96th St | single_family | 5 | 6 | 5,009 | $3,850,000 | 2026-06-08 |
| 1276 Biscaya Dr | single_family | 5 | 6 | 4,913 | $11,400,000 | 2026-05-13 |
| 9400 E Broadview Dr | single_family | 5 | 4 | 4,205 | $4,570,000 | 2026-05-06 |
| 9224 Bay Dr | single_family | 5 | 4 | 5,484 | $13,875,000 | 2026-02-23 |
| 8851 Froude Ave | single_family | 5 | 5 | 3,141 | $2,875,000 | 2026-01-14 |
| 26 Indian Creek Island Rd | single_family | 5 | 6 | 17,227 | $35,000,000 | 2025-12-24 |
| 8858 Froude Ave | single_family | 5 | 3 | 2,507 | $2,595,000 | 2025-10-16 |
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 |
|---|---|---|---|---|---|---|
| 10203 Collins Ave Unit LPH2701 | condos | 5 | 7 | 7,774 | $38,500,000 | — |
| 9001 Collins Ave Unit S201 | condos | 5 | 7 | 5,729 | $21,900,000 | — |
| 8777 Collins Ave Apt 702 | condos | 5 | 6 | 8,724 | $40,150,000 | — |
| 9349 Collins Ave Apt 1101 | condos | 5 | 7 | 6,726 | $24,995,000 | — |
| 10155 Collins Ave Apt 1210 | condos | 5 | 5 | 3,300 | $4,650,000 | — |
| 9324 Abbott Ave | single_family | 5 | 3 | 2,900 | $2,500,000 | — |
| 145 Harbour Way | single_family | 5 | 7 | 3,142 | $13,500,000 | — |
| 9110 W Bay Harbor Dr Apt 5 | condos | 5 | 7 | 6,122 | $11,250,000 | — |
10-year hold projection
IRR-1.0%
Equity multiple0.83x
Total return (10yr)$536,308
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,180,000 | $140,238 | -$247,285 | $4,747,957 | $1,432,043 |
| 2 | $6,365,400 | $145,342 | -$242,615 | $4,692,341 | $1,673,059 |
| 3 | $6,556,362 | $150,622 | -$237,781 | $4,632,905 | $1,923,457 |
| 4 | $6,753,053 | $156,082 | -$232,776 | $4,569,388 | $2,183,665 |
| 5 | $6,955,644 | $161,731 | -$227,596 | $4,501,509 | $2,454,135 |
| 6 | $7,164,314 | $167,573 | -$222,233 | $4,428,969 | $2,735,345 |
| 7 | $7,379,243 | $173,614 | -$216,682 | $4,351,447 | $3,027,796 |
| 8 | $7,600,620 | $179,863 | -$210,938 | $4,268,602 | $3,332,019 |
| 9 | $7,828,639 | $186,325 | -$204,992 | $4,180,067 | $3,648,572 |
| 10 | $8,063,498 | $193,007 | -$198,838 | $4,085,453 | $3,978,045 |
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.