1135 103rd St Unit 803
Bay Harbor Islands, FL 33154 · condos · For Sale · 1379 days on market
Asking price$8,318,000
4 beds 5 baths 4,401 sqft
Suggested offer$4,961,115$3,356,885 above the est. market value of $4,961,115.
View on Realtor.com →Listed by Johnny Mansilla · Nest Seekers International, Miami, Flori
Typecondos
Built—
Price / sqft$1890
Est. value (own analysis)$4,961,115
Rent estimate (own analysis)$40,000/mo
HOANone
1 / 17
Show every detail
Statusfor_sale
Listed date2022-11-23
Removed date—
MLSNestSeekers #2567409
Coordinates25.89393, -80.13230
Address1135 103rd St Unit 803
CityBay Harbor Islands
StateFL
Zip33154
Listing ID9283280942
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 | $8,318,000 |
| Down payment (20.0%) | $1,663,600 |
| Loan amount | $6,654,400 |
| Closing costs (5.0%) | $415,900 |
| Total cash to close | $2,079,500 |
| 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) | $13,170$158,042 |
| Insurance (placeholder 0.8% of price) | $5,545$66,544 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,000$24,000 |
| Total operating expenses | $20,716$248,586 |
| 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 | 4 | 4 | 2,918 | $15,000 | 2025-12-10 | — | |
| condos | 4 | 4 | 2,918 | $20,000 | 2024-01-16 | — | |
| condos | 4 | 4 | 4,798 | $85,000 | 2026-06-18 | — | |
| condos | 4 | 5 | 3,337 | $55,000 | 2026-07-06 | — | |
| condos | 4 | 5 | 3,300 | $25,000 | 2026-08-11 | — | |
| condos | 4 | 4 | 4,798 | $85,000 | 2026-09-02 | — |
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-1.1%
Equity multiple0.83x
Total return (10yr)$728,305
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $8,567,540 | $193,014 | -$344,142 | $6,582,251 | $1,985,289 |
| 2 | $8,824,566 | $200,047 | -$337,708 | $6,505,148 | $2,319,418 |
| 3 | $9,089,303 | $207,323 | -$331,048 | $6,422,751 | $2,666,553 |
| 4 | $9,361,982 | $214,848 | -$324,153 | $6,334,695 | $3,027,288 |
| 5 | $9,642,842 | $222,632 | -$317,015 | $6,240,591 | $3,402,250 |
| 6 | $9,932,127 | $230,683 | -$309,626 | $6,140,026 | $3,792,101 |
| 7 | $10,230,091 | $239,010 | -$301,978 | $6,032,555 | $4,197,536 |
| 8 | $10,536,994 | $247,622 | -$294,062 | $5,917,704 | $4,619,290 |
| 9 | $10,853,103 | $256,528 | -$285,870 | $5,794,966 | $5,058,138 |
| 10 | $11,178,696 | $265,738 | -$277,390 | $5,663,799 | $5,514,898 |
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.