10090 Bay Harbor Ter Unit 10090
Bay Harbor Islands, FL 33154 · townhomes · For Sale · 327 days on market
Asking price$1,099,000
2 beds 3 baths 1,680 sqft
Suggested offer$766,692$332,308 above the est. market value of $766,692.
View on Realtor.com →Listed by Michelle Reyes · Jason Mitchell Real Estate Flo
Typetownhomes
Built1980
Price / sqft$654
Est. value (Zillow, adjusted)$766,692
Rent estimate (Zillow ZIP avg)$4,738/mo
HOA$1,200/mo
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Statusfor_sale
Listed date2025-10-10
Removed date—
MLSMiamiMLS #A11893823
Coordinates25.89129, -80.13208
Address10090 Bay Harbor Ter Unit 10090
CityBay Harbor Islands
StateFL
Zip33154
Listing ID6279671504
Sourceus-real-estate-listings, cached 2026-08-28
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 | $1,099,000 |
| Down payment (20.0%) | $219,800 |
| Loan amount | $879,200 |
| Closing costs (5.0%) | $54,950 |
| Total cash to close | $274,750 |
| 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) | $1,740$20,881 |
| Insurance (placeholder 0.8% of price) | $733$8,792 |
| HOA dues | $1,200$14,400 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $237$2,843 |
| Total operating expenses | $3,910$46,916 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 2 | 3 | 1,253 | $3,400 | 2026-07-02 | — | |
| townhomes | 2 | 2 | 1,100 | $2,500 | 2026-07-27 | — |
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 |
|---|---|---|---|---|---|---|
| 1000 99th St Unit 9 | townhomes | 4 | 4 | 2,720 | $1,550,000 | 2026-07-06 |
| 1160 98th St | townhomes | 4 | 4 | 2,675 | $1,675,000 | 2026-06-19 |
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-5.9%
Equity multiple0.02x
Total return (10yr)-$126,926
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,131,970 | $5,396 | -$65,247 | $869,667 | $262,303 |
| 2 | $1,165,929 | $5,792 | -$64,922 | $859,480 | $306,449 |
| 3 | $1,200,907 | $6,206 | -$64,580 | $848,594 | $352,313 |
| 4 | $1,236,934 | $6,639 | -$64,222 | $836,959 | $399,975 |
| 5 | $1,274,042 | $7,091 | -$63,847 | $824,526 | $449,516 |
| 6 | $1,312,263 | $7,562 | -$63,454 | $811,239 | $501,024 |
| 7 | $1,351,631 | $8,055 | -$63,042 | $797,040 | $554,592 |
| 8 | $1,392,180 | $8,568 | -$62,611 | $781,865 | $610,315 |
| 9 | $1,433,946 | $9,104 | -$62,159 | $765,648 | $668,297 |
| 10 | $1,476,964 | $9,663 | -$61,687 | $748,318 | $728,646 |
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.