1130 100th St Unit 5A
Bay Harbor Islands, FL 33154 · condos · For Sale · 307 days on market
Asking price$4,495,000
4 beds 5 baths 3,390 sqft
Suggested offer$3,821,445$673,555 above the est. market value of $3,821,445.
View on Realtor.com →Listed by Mendel Fellig · COMPASS
Typecondos
Built2027
Price / sqft$1326
Est. value (own analysis)$3,821,445
Rent estimate (own analysis)$15,875/mo
HOA$3,304/mo
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2025-10-30
Removed date—
MLSMiamiMLS #A11904790
Coordinates25.89034, -80.13210
Address1130 100th St Unit 5A
CityBay Harbor Islands
StateFL
Zip33154
Listing ID9258110185
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 | $4,495,000 |
| Down payment (20.0%) | $899,000 |
| Loan amount | $3,596,000 |
| Closing costs (5.0%) | $224,750 |
| Total cash to close | $1,123,750 |
| Income | |
| Rent (comp-derived) | $15,875$190,500 |
| Vacancy loss (8.0%) | |
| Effective gross income | $14,605$175,260 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $7,117$85,405 |
| Insurance (est. scaled by flood & wind risk) | $5,844$70,122 |
| HOA dues | $3,304$39,648 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $794$9,525 |
| Total operating expenses | $17,058$204,700 |
| 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) | $794$9,525 |
| 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 | 4 | 4 | 2,277 | $8,999 | 2026-08-10 | — | |
| condos | 4 | 4 | 2,918 | $15,000 | 2025-12-10 | — | |
| condos | 4 | 5 | 2,838 | $10,000 | 2025-11-25 | — | |
| condos | 4 | 4 | 2,918 | $20,000 | 2024-01-16 | — | |
| condos | 4 | 4 | 2,620 | $11,500 | 2026-07-30 | — | |
| condos | 4 | 3 | 2,300 | $10,000 | 2026-06-04 | — | |
| condos | 4 | 5 | 3,337 | $55,000 | 2026-07-06 | — | |
| condos | 4 | 5 | 3,300 | $25,000 | 2026-08-11 | — | |
| condos | 4 | 5 | 2,497 | $16,750 | 2026-06-17 | — | |
| condos | 4 | 5 | 2,502 | $25,000 | 2026-02-23 | — |
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 |
|---|---|---|---|---|---|---|
| 9001 Collins Ave Unit S1003 | condos | 4 | 6 | 4,235 | $30,250,000 | 2026-08-17 |
| 1135 103rd St Apt 606 | condos | 4 | 5 | 3,523 | $4,200,000 | 2026-06-05 |
| 9111 Collins Ave Unit N721 | condos | 4 | 4 | 5,321 | $27,319,500 | 2026-05-29 |
| 1174 98th St Unit 1174 | condos | 4 | 3 | 2,541 | $1,250,000 | 2026-04-08 |
| 8701 Collins Ave Unit 1601 | condos | 4 | 4 | 3,525 | $14,000,000 | 2026-03-31 |
| 1135 103rd St Ph 3 | condos | 4 | 5 | 4,401 | $7,000,000 | 2026-03-11 |
| 10155 Collins Ave Apt 606 | condos | 4 | 4 | 2,540 | $2,350,000 | 2026-02-25 |
| 9940 W Bay Harbor Dr Unit 7G-N | condos | 4 | 5 | 3,717 | $3,400,000 | 2026-02-13 |
| 9751 E Bay Harbor Dr Unit PHSB1604 | condos | 4 | 4 | 3,327 | $2,100,000 | 2026-02-06 |
| 9001 Collins Ave Unit S305 | condos | 4 | 6 | 4,323 | $17,000,000 | 2026-01-30 |
| 10225 Collins Renovated Ave Unit 604 | condos | 4 | 4 | 2,918 | $3,100,000 | 2025-12-31 |
| 10175 Collins Ave Unit 1707/1708 | condos | 4 | 6 | 3,934 | $2,450,000 | 2025-12-18 |
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 |
|---|---|---|---|---|---|---|
| 8819 Dickens Ave | single_family | 4 | 3 | 1,469 | $2,085,000 | — |
| 9705 Collins Ave Unit 501N | condos | 4 | 4 | 3,524 | $6,250,000 | — |
| 8950 Harding Ave | single_family | 4 | 3 | 1,917 | $1,599,000 | — |
| 9156 Froude Ave | single_family | 4 | 2 | 1,967 | $1,595,000 | — |
| 1000 99th St Unit 14 | townhomes | 4 | 5 | 2,519 | $1,750,000 | — |
| 9450 E Broadview Dr | single_family | 4 | 4 | 3,435 | $4,700,000 | — |
| 9172 Carlyle Ave | single_family | 4 | 3 | 2,239 | $3,495,000 | — |
| 10155 Collins Ave Apt 202 | condos | 4 | 5 | 3,300 | $5,375,000 | — |
10-year hold projection
IRR-8.8%
Equity multiple-0.49x
Total return (10yr)-$1,082,730
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,629,850 | -$29,440 | -$316,271 | $3,557,011 | $1,072,839 |
| 2 | $4,768,746 | -$29,300 | -$316,369 | $3,515,345 | $1,253,400 |
| 3 | $4,911,808 | -$29,130 | -$316,443 | $3,470,818 | $1,440,990 |
| 4 | $5,059,162 | -$28,928 | -$316,492 | $3,423,233 | $1,635,929 |
| 5 | $5,210,937 | -$28,694 | -$316,514 | $3,372,381 | $1,838,556 |
| 6 | $5,367,265 | -$28,425 | -$316,508 | $3,318,036 | $2,049,229 |
| 7 | $5,528,283 | -$28,120 | -$316,472 | $3,259,959 | $2,268,324 |
| 8 | $5,694,132 | -$27,776 | -$316,405 | $3,197,894 | $2,496,237 |
| 9 | $5,864,955 | -$27,393 | -$316,305 | $3,131,567 | $2,733,388 |
| 10 | $6,040,904 | -$26,968 | -$316,169 | $3,060,686 | $2,980,218 |
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.