1135 103rd St Apt 701
Bay Harbor Islands, FL 33154 · condos · For Sale · 219 days on market
Asking price$5,200,000
3 beds 4 baths 3,174 sqft
Suggested offer$4,107,473$1,092,527 above the est. market value of $4,107,473.
View on Realtor.com →Listed by Dina Goldentayer · Douglas Elliman - 120 Ocean Drive
Typecondos
Built2024
Price / sqft$1638
Est. value (own analysis)$4,107,473
Rent estimate (own analysis)$25,000/mo
HOA$7,746/mo
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Statusfor_sale
Listed date2026-01-26
Removed date—
MLSMiamiMLS #A11952614
Coordinates25.89394, -80.13224
Address1135 103rd St Apt 701
CityBay Harbor Islands
StateFL
Zip33154
Listing ID9380240520
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 | $5,200,000 |
| Down payment (20.0%) | $1,040,000 |
| Loan amount | $4,160,000 |
| Closing costs (5.0%) | $260,000 |
| Total cash to close | $1,300,000 |
| Income | |
| Rent (comp-derived) | $25,000$300,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,000$276,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $8,233$98,800 |
| Insurance (placeholder 0.8% of price) | $3,467$41,600 |
| HOA dues | $7,746$92,952 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,250$15,000 |
| Total operating expenses | $20,696$248,352 |
| 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) | $1,250$15,000 |
| 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 | 2,150 | $10,000 | 2026-06-23 | — | |
| condos | 3 | 3 | 2,210 | $12,950 | 2026-07-09 | — | |
| condos | 3 | 4 | 2,755 | $7,500 | 2026-05-26 | — | |
| condos | 3 | 3 | 2,540 | $11,500 | 2025-11-03 | — | |
| condos | 3 | 3 | 2,353 | $15,000 | 2025-07-30 | — | |
| condos | 3 | 4 | 2,235 | $25,000 | 2026-03-20 | — | |
| condos | 3 | 4 | 2,068 | $13,500 | 2026-06-17 | — | |
| condos | 3 | 3 | 2,260 | $8,000 | 2026-07-09 | — | |
| condos | 3 | 5 | 4,185 | $58,750 | 2026-04-15 | — | |
| condos | 3 | 3 | 2,221 | $20,000 | 2026-06-01 | — | |
| condos | 3 | 5 | 4,185 | $75,000 | 2026-04-15 | — | |
| condos | 3 | 4 | 2,556 | $11,500 | 2026-07-14 | — | |
| condos | 3 | 4 | 3,105 | $23,000 | 2025-12-05 | — | |
| condos | 3 | 5 | 3,450 | $49,500 | 2026-07-15 | — | |
| condos | 3 | 4 | 2,201 | $70,000 | 2026-04-09 | — | |
| condos | 3 | 4 | 2,643 | $39,000 | 2024-01-05 | — | |
| condos | 3 | 3 | 2,121 | $40,000 | 2026-08-03 | — | |
| condos | 3 | 4 | 2,150 | $11,500 | 2026-07-07 | — | |
| 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 | 3 | 2,121 | $40,000 | — | — | |
| condos | 3 | 5 | 3,168 | $40,000 | — | — | |
| apartment | 3 | 3 | 2,085 | $14,300 | — | — | |
| condos | 3 | 4 | 2,326 | $20,000 | 2026-08-31 | — | |
| 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 |
|---|---|---|---|---|---|---|
| 10203 Collins Ave Unit 801 | condos | 3 | 5 | 4,185 | $12,590,000 | — |
| 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 | — |
10-year hold projection
IRR-5.8%
Equity multiple0.03x
Total return (10yr)-$586,757
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,356,000 | $27,648 | -$308,151 | $4,114,896 | $1,241,104 |
| 2 | $5,516,680 | $29,719 | -$306,455 | $4,066,695 | $1,449,985 |
| 3 | $5,682,180 | $31,884 | -$304,675 | $4,015,184 | $1,666,996 |
| 4 | $5,852,646 | $34,145 | -$302,808 | $3,960,136 | $1,892,510 |
| 5 | $6,028,225 | $36,506 | -$300,850 | $3,901,308 | $2,126,918 |
| 6 | $6,209,072 | $38,972 | -$298,798 | $3,838,439 | $2,370,633 |
| 7 | $6,395,344 | $41,546 | -$296,649 | $3,771,254 | $2,624,090 |
| 8 | $6,587,204 | $44,233 | -$294,397 | $3,699,455 | $2,887,750 |
| 9 | $6,784,821 | $47,036 | -$292,040 | $3,622,725 | $3,162,096 |
| 10 | $6,988,365 | $49,960 | -$289,573 | $3,540,726 | $3,447,639 |
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.