10203 Collins Ave Unit 801
Bal Harbour, FL 33154 · condos · For Sale · 7 days on market
Asking price$12,590,000
3 beds 5 baths 4,185 sqft
Suggested offer$5,415,809$7,174,192 above the est. market value of $5,415,809.
View on Realtor.com →Listed by Ethan Assouline · Douglas Elliman - 1111 Lincoln Road
Typecondos
Built2016
Price / sqft$3008
Est. value (own analysis)$5,415,809
Rent estimate (own analysis)$40,000/mo
HOA$8,336/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Show every detail
Statusfor_sale
Listed date2026-08-26
Removed date—
MLSMiamiMLS #A12075112
Coordinates25.89518, -80.12321
Address10203 Collins Ave Unit 801
CityBal Harbour
StateFL
Zip33154
Listing ID6532312216
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 | $12,590,000 |
| Down payment (20.0%) | $2,518,000 |
| Loan amount | $10,072,000 |
| Closing costs (5.0%) | $629,500 |
| Total cash to close | $3,147,500 |
| Income | |
| Rent (comp-derived) | $40,000$480,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $36,800$441,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $19,934$239,210 |
| Insurance (est. scaled by flood & wind risk) | $18,465$221,584 |
| HOA dues | $8,336$100,032 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,000$24,000 |
| Total operating expenses | $48,736$584,826 |
| 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) | $2,000$24,000 |
| 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 | 3 | 4 | 2,755 | $7,500 | 2026-05-26 | — | |
| condos | 3 | 5 | 4,185 | $58,750 | 2026-04-15 | — | |
| condos | 3 | 5 | 4,185 | $75,000 | 2026-04-15 | — | |
| condos | 3 | 4 | 3,105 | $23,000 | 2025-12-05 | — | |
| condos | 3 | 5 | 3,450 | $49,500 | 2026-07-15 | — | |
| condos | 3 | 4 | 5,469 | $35,000 | 2026-04-28 | — | |
| condos | 3 | 4 | 3,128 | $42,500 | 2026-07-01 | — | |
| condos | 3 | 4 | 2,840 | $35,000 | 2023-05-16 | — | |
| condos | 3 | 5 | 3,450 | $40,000 | 2026-02-12 | — | |
| condos | 3 | 4 | 3,105 | $26,000 | 2025-12-26 | — | |
| condos | 3 | 4 | 2,721 | $40,000 | — | — | |
| condos | 3 | 5 | 3,168 | $40,000 | — | — | |
| condos | 3 | 4 | 2,790 | $15,000 | 2026-08-31 | — | |
| condos | 3 | 4 | 3,128 | $40,000 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 9801 Collins Ave Apt 5R | condos | 3 | 3 | 1,968 | $2,075,000 | 2026-08-26 |
| 8855 Collins Ave Apt 5A | condos | 3 | 3 | 2,050 | $1,500,000 | 2026-08-24 |
| 9751 E Bay Harbor Dr Unit 12D | condos | 3 | 3 | 1,731 | $1,050,000 | 2026-08-21 |
| 9703 Collins Ave Unit 1900 | condos | 3 | 4 | 2,721 | $7,350,000 | 2026-08-13 |
| 9350 W Bay Harbor Dr Apt 5C | condos | 3 | 3 | 2,600 | $2,450,000 | 2026-08-12 |
| 9300 Bay Harbor Ter Apt 3B | condos | 3 | 3 | 1,600 | $660,000 | 2026-08-06 |
| 9559 Collins Ave Unit 8B | condos | 3 | 4 | 2,750 | $4,050,000 | 2026-07-13 |
| 9221 E Bay Harbor Dr Unit 509 | condos | 3 | 4 | 1,830 | $2,450,000 | 2026-07-10 |
| 10203 Collins Ave Unit 701 | condos | 3 | 4 | 4,185 | $12,750,000 | 2026-06-08 |
| 10203 Collins Ave Unit 1403 | condos | 3 | 5 | 3,345 | $8,725,000 | 2026-06-08 |
| 1177 Kane Concourse Unit 505 | condos | 3 | 4 | — | $4,512,000 | 2026-05-27 |
| 9901 W Bay Harbor Dr Apt 601 | condos | 3 | 4 | 1,657 | $1,900,000 | 2026-05-19 |
| 1177 Kane Concourse Ste 305 | condos | 3 | 4 | 3,262 | $4,308,000 | 2026-05-18 |
| 1177 Kane Concourse Ste 308 | condos | 3 | 4 | 2,298 | $3,361,050 | 2026-05-14 |
| 10201 E Bay Harbor Dr Apt 304 | condos | 3 | 3 | 1,501 | $1,650,000 | 2026-05-07 |
| 1177 Kane Concourse Unit 504 | condos | 3 | 4 | — | $3,147,000 | 2026-05-04 |
| 8855 Collins Ave Apt 8J | condos | 3 | 3 | 2,260 | $1,800,000 | 2026-04-23 |
| 1150 102nd St Unit 303 | condos | 3 | 4 | 1,706 | $1,030,000 | 2026-04-16 |
| 9701 Collins Ave Unit 1903S | condos | 3 | 6 | 3,912 | $8,500,000 | 2026-04-15 |
| 9349 Collins Ave Apt 503 | condos | 3 | 5 | 3,168 | $10,300,000 | 2026-04-14 |
| 8701 Collins Ave Unit 902 | condos | 3 | 4 | 2,467 | $11,500,000 | 2026-04-06 |
| 9703 Collins Ave Ph 2700 | condos | 3 | 4 | 2,712 | $6,650,000 | 2026-04-01 |
| 10203 Collins Ave Unit 2601 | condos | 3 | 5 | 4,185 | $11,800,000 | 2026-03-30 |
| 9999 Collins Ave Apt 12A | condos | 3 | 3 | 3,670 | $3,200,000 | 2026-03-16 |
| 9559 Collins Ave Unit 7A | condos | 3 | 4 | 2,790 | $3,550,000 | 2026-03-12 |
| 9595 Collins Ave Unit N1009 | condos | 3 | 3 | 1,750 | $1,450,000 | 2026-03-10 |
| 10350 W Bay Harbor Dr Unit 10AB | condos | 3 | 3 | 1,950 | $865,000 | 2026-02-28 |
| 9801 NW Collins Ave Ph 8 | condos | 3 | 3 | 1,990 | $3,060,000 | 2026-02-27 |
| 9111 Collins Ave Apt N515 | condos | 3 | 4 | 3,370 | $15,000,000 | 2026-02-26 |
| 1150 101st St Apt 203 | condos | 3 | 2 | 1,972 | $695,000 | 2026-02-24 |
| 10205 Collins Ave Apt 401 | condos | 3 | 3 | 2,325 | $1,650,000 | 2026-02-23 |
| 10230 Collins Ave Apt 102 | condos | 3 | 2 | 1,430 | $829,000 | 2026-02-20 |
| 9999 Collins Ave Apt 12E | condos | 3 | 4 | 3,230 | $4,250,000 | 2026-02-17 |
| 10201 Collins Ave Unit 801 | condos | 3 | 5 | 4,185 | $12,500,000 | 2026-02-10 |
| 9701 Collins Ave Ph 01S | condos | 3 | 4 | 3,884 | $9,443,750 | 2026-02-02 |
| 10205 Collins Ave Apt 404 | condos | 3 | 3 | 2,675 | $2,100,000 | 2026-02-02 |
| 9999 Collins Ave Apt 6A | condos | 3 | 5 | 3,670 | $3,200,000 | 2026-01-28 |
| 9801 Collins Ave Apt 11A | condos | 3 | 3 | 1,983 | $2,950,000 | 2026-01-22 |
| 9201 Collins Ave Apt 225 | condos | 3 | 2 | 1,236 | $895,000 | 2026-01-01 |
| 1135 103rd St Apt 602 | condos | 3 | 3 | 2,241 | $2,700,000 | 2025-12-29 |
| 9601 Collins Ave Apt 1506 | condos | 3 | 4 | 2,850 | $7,100,000 | 2025-12-22 |
| 10201 E Bay Harbor Dr Ph 3 | condos | 3 | 4 | 1,672 | $1,730,000 | 2025-12-18 |
| 9705 Collins Ave Unit 1803N | condos | 3 | 4 | 3,424 | $7,300,000 | 2025-12-15 |
| 10295 Collins Ave Unit 1008 | condos | 3 | 4 | 2,763 | $6,420,000 | 2025-12-12 |
| 1135 103rd St Apt 402 | condos | 3 | 3 | 2,241 | $2,060,000 | 2025-12-05 |
| 9349 Collins Ave Apt 303 | condos | 3 | 5 | 3,325 | $10,000,000 | 2025-11-25 |
| 10201 Collins Ave Unit 1802 | condos | 3 | 5 | 3,592 | $9,350,000 | 2025-11-21 |
| 9595 Collins Ave Unit 9A | condos | 3 | 4 | 2,790 | $3,180,000 | 2025-11-20 |
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 |
|---|---|---|---|---|---|---|
| 9511 Collins Ave Apt 1507 | condos | 3 | 4 | 1,985 | $2,850,000 | — |
| 8942 Carlyle Ave | single_family | 3 | 2 | 1,384 | $1,399,000 | — |
| 8901 Hawthorne Ave | single_family | 3 | 4 | 2,151 | $2,900,000 | — |
| 8844 Abbott Ave | single_family | 3 | 2 | 1,691 | $1,850,000 | — |
| 10205 Collins Ave Apt 206 | condos | 3 | 3 | 2,060 | $1,499,000 | — |
| 8701 Collins Ave Unit 701 | condos | 3 | 4 | 2,233 | $8,475,000 | — |
| 9725 Bay Harbor Ter Apt 24 | condos | 3 | 2 | 1,298 | $589,000 | — |
| 9448 Abbott Ave | single_family | 3 | 4 | — | $2,478,000 | — |
10-year hold projection
IRR-9.9%
Equity multiple-0.70x
Total return (10yr)-$3,696,242
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $12,967,700 | -$143,226 | -$943,931 | $9,962,797 | $3,004,903 |
| 2 | $13,356,731 | -$144,599 | -$945,903 | $9,846,095 | $3,510,636 |
| 3 | $13,757,433 | -$145,939 | -$947,859 | $9,721,379 | $4,036,054 |
| 4 | $14,170,156 | -$147,245 | -$949,795 | $9,588,099 | $4,582,057 |
| 5 | $14,595,261 | -$148,514 | -$951,710 | $9,445,666 | $5,149,594 |
| 6 | $15,033,118 | -$149,742 | -$953,600 | $9,293,453 | $5,739,666 |
| 7 | $15,484,112 | -$150,925 | -$955,463 | $9,130,786 | $6,353,326 |
| 8 | $15,948,635 | -$152,062 | -$957,295 | $8,956,949 | $6,991,686 |
| 9 | $16,427,094 | -$153,148 | -$959,094 | $8,771,175 | $7,655,920 |
| 10 | $16,919,907 | -$154,180 | -$960,857 | $8,572,643 | $8,347,264 |
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.