9110 W Bay Harbor Dr Apt 6
Bay Harbor Islands, FL 33154 · condos · Pending — under contract · 552 days on market
Asking price$13,000,000
5 beds 7 baths 5,164 sqft
Suggested offer$3,597,810$9,402,190 above the est. market value of $3,597,810.
View on Realtor.com →Listed by Vanessa Frank · One Sotheby's International Realty
Typecondos
Built2025
Price / sqft$2517
Est. value (own analysis)$3,597,810
Rent estimate (Zillow ZIP avg)$4,738/mo
HOA$15,427/mo
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Statusfor_sale
Listed date2025-02-27
Removed date—
MLSMiamiMLS #A11753302
Coordinates25.88166, -80.13089
Address9110 W Bay Harbor Dr Apt 6
CityBay Harbor Islands
StateFL
Zip33154
Listing ID5554273152
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 | $13,000,000 |
| Down payment (20.0%) | $2,600,000 |
| Loan amount | $10,400,000 |
| Closing costs (5.0%) | $650,000 |
| Total cash to close | $3,250,000 |
| 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) | $20,583$247,000 |
| Insurance (placeholder 0.8% of price) | $8,667$104,000 |
| HOA dues | $15,427$185,124 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $237$2,843 |
| Total operating expenses | $44,914$538,967 |
| 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.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 5 | 5 | 3,300 | $20,000 | 2026-04-24 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 10185 Collins Ave Apt 308 | condos | 2 | 2 | 1,514 | $525,000 | 2026-08-28 |
| 9501 E Bay Harbor Dr Apt 5B | condos | 2 | 2 | 1,485 | $670,000 | 2026-08-28 |
| 9800 W Bay Harbor Dr Apt 602 | condos | 1 | 2 | 895 | $540,000 | 2026-08-27 |
| 9940 W Bay Harbor Dr Unit 7B-S | condos | 2 | 3 | 1,335 | $845,000 | 2026-08-26 |
| 9559 Collins Ave Unit 7D | condos | 2 | 3 | 1,740 | $1,270,000 | 2026-08-26 |
| 9801 Collins Ave Apt 5R | condos | 3 | 3 | 1,968 | $2,075,000 | 2026-08-26 |
| 1070 98th St Apt 14 | condos | 1 | 1 | 530 | $215,000 | 2026-08-25 |
| 8855 Collins Ave Apt 5A | condos | 3 | 3 | 2,050 | $1,500,000 | 2026-08-24 |
| 10190 Collins Ave Apt 107 | condos | 0 | 1 | 506 | $220,000 | 2026-08-24 |
| 20 Park Dr Apt 6 | condos | 2 | 2 | 1,036 | $615,000 | 2026-08-24 |
| 10350 W Bay Harbor Dr Apt 4T | condos | 1 | 1 | 950 | $400,000 | 2026-08-24 |
| 1075 93rd St Apt 106 | condos | 2 | 2 | 840 | $277,000 | 2026-08-24 |
| 10350 W Bay Harbor Dr Ph H | condos | 2 | 2 | 1,335 | $540,000 | 2026-08-21 |
| 9751 E Bay Harbor Dr Unit 12D | condos | 3 | 3 | 1,731 | $1,050,000 | 2026-08-21 |
| 9559 Collins Ave Unit 8F | condos | 2 | 2 | 1,260 | $912,000 | 2026-08-21 |
| 10275 Collins Ave Apt 915 | condos | 1 | 2 | 896 | $800,000 | 2026-08-20 |
| 9001 Collins Ave Unit S1003 | condos | 4 | 6 | 4,235 | $30,250,000 | 2026-08-17 |
| 9250 W Bay Harbor Dr Ph C | condos | 2 | 2 | 1,675 | $905,000 | 2026-08-14 |
| 9273 Collins Ave Apt 503 | condos | 2 | 2 | 1,024 | $575,000 | 2026-08-14 |
| 9703 Collins Ave Unit 800 | condos | 2 | 2 | 2,721 | $6,150,000 | 2026-08-14 |
| 9703 Collins Ave Unit 1900 | condos | 3 | 4 | 2,721 | $7,350,000 | 2026-08-13 |
| 10140 W Bay Harbor Dr Unit 502B | condos | 2 | 2 | 1,620 | $634,000 | 2026-08-13 |
| 9350 W Bay Harbor Dr Apt 5C | condos | 3 | 3 | 2,600 | $2,450,000 | 2026-08-12 |
| 9601 Collins Ave Apt 1502 | condos | 2 | 3 | 2,160 | $2,585,000 | 2026-08-06 |
| 9300 Bay Harbor Ter Apt 3B | condos | 3 | 3 | 1,600 | $660,000 | 2026-08-06 |
| 9700 E Bay Harbor Dr Apt 406 | condos | 1 | 2 | 919 | $255,000 | 2026-08-05 |
| 6868882314 | condos | 2 | 3 | 1,740 | $1,350,000 | 2026-08-04 |
| 9595 Collins Ave Unit 3D | condos | 2 | 3 | 1,740 | $1,000,000 | 2026-08-04 |
| 10155 Collins Ave Apt 307 | condos | 2 | 3 | 2,525 | $1,450,000 | 2026-07-31 |
| 9455 Collins Ave Apt 703 | condos | 2 | 2 | 1,170 | $1,110,000 | 2026-07-30 |
| 9601 Collins Ave Apt 1504 | condos | 2 | 3 | 2,160 | $3,850,000 | 2026-07-29 |
| 1075 93rd St Apt 206 | condos | 2 | 2 | 840 | $275,000 | 2026-07-27 |
| 9801 Collins Ave Apt 16U | condos | 2 | 3 | 1,688 | $2,100,000 | 2026-07-21 |
| 9500 W Bay Harbor Dr Apt 6B | condos | 1 | 2 | 975 | $495,000 | 2026-07-17 |
| 10185 Collins Ave Ph 8 | condos | 2 | 2 | 1,514 | $828,000 | 2026-07-15 |
| 9559 Collins Ave Unit 8B | condos | 3 | 4 | 2,750 | $4,050,000 | 2026-07-13 |
| 9225 Collins Ave Apt 1409 | condos | 1 | 2 | 918 | $400,000 | 2026-07-10 |
| 9221 E Bay Harbor Dr Unit 509 | condos | 3 | 4 | 1,830 | $2,450,000 | 2026-07-10 |
| 9101 E Bay Harbor Dr Apt 705 | condos | 2 | 2 | 1,105 | $480,000 | 2026-07-10 |
| 10201 Collins Ave Unit 611 | condos | 2 | 2 | 1,917 | $4,040,000 | 2026-07-09 |
| 1150 101st St Apt 601 | condos | 2 | 2 | 1,128 | $828,000 | 2026-07-07 |
| 9821 E Bay Harbor Dr Apt 503 | condos | 2 | 2 | 1,143 | $950,000 | 2026-07-02 |
| 9341 Collins Ave Apt 604 | condos | 2 | 2 | 1,277 | $910,000 | 2026-07-01 |
| 9801 Collins Ave Apt 18U | condos | 2 | 2 | 1,688 | $1,550,000 | 2026-06-30 |
| 1177 Kane Concourse Unit 703 | condos | 2 | 3 | 1,756 | $2,200,000 | 2026-06-30 |
| 9901 W Bay Harbor Dr Apt 406 | condos | 2 | 3 | 1,366 | $1,375,000 | 2026-06-26 |
| 1001 91st St Apt 408 | condos | 2 | 2 | 1,192 | $300,000 | 2026-06-26 |
| 9821 E Bay Harbor Dr Apt 502 | condos | 2 | 2 | 1,142 | $850,000 | 2026-06-25 |
| 10275 Collins Ave Apt 724 | condos | 1 | 2 | 896 | $718,000 | 2026-06-25 |
| 10275 Collins Ave Apt 429 | condos | 1 | 2 | 896 | $610,000 | 2026-06-23 |
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-16.1%
Equity multiple-1.82x
Total return (10yr)-$7,471,295
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $13,390,000 | -$486,655 | -$1,291,497 | $10,287,241 | $3,102,759 |
| 2 | $13,791,700 | -$498,560 | -$1,303,473 | $10,166,739 | $3,624,961 |
| 3 | $14,205,451 | -$510,755 | -$1,315,740 | $10,037,961 | $4,167,490 |
| 4 | $14,631,615 | -$523,246 | -$1,328,306 | $9,900,340 | $4,731,274 |
| 5 | $15,070,563 | -$536,041 | -$1,341,178 | $9,753,269 | $5,317,294 |
| 6 | $15,522,680 | -$549,148 | -$1,354,363 | $9,596,098 | $5,926,582 |
| 7 | $15,988,360 | -$562,574 | -$1,367,869 | $9,428,134 | $6,560,226 |
| 8 | $16,468,011 | -$576,326 | -$1,381,703 | $9,248,636 | $7,219,375 |
| 9 | $16,962,051 | -$590,412 | -$1,395,874 | $9,056,812 | $7,905,239 |
| 10 | $17,470,913 | -$604,841 | -$1,410,390 | $8,851,815 | $8,619,098 |
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.