1135 103rd St Apt 202
Bay Harbor Islands, FL 33154 · condos · For Sale · 722 days on market
Asking price$2,599,000
2 beds 3 baths 1,889 sqft
Suggested offer$1,271,802$1,327,198 above the est. market value of $1,271,802.
View on Realtor.com →Listed by Shneur Shapiro · The Brokerage South Florida Real Estate, LLC.
Typecondos
Built2024
Price / sqft$1376
Est. value (own analysis)$1,271,802
Rent estimate (own analysis)$8,300/mo
HOA$3,743/mo
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Show every detail
Statusfor_sale
Listed date2024-09-10
Removed date—
MLSMiamiMLS #A11655870
Coordinates25.89394, -80.13224
Address1135 103rd St Apt 202
CityBay Harbor Islands
StateFL
Zip33154
Listing ID9706739328
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 | $2,599,000 |
| Down payment (20.0%) | $519,800 |
| Loan amount | $2,079,200 |
| Closing costs (5.0%) | $129,950 |
| Total cash to close | $649,750 |
| Income | |
| Rent (comp-derived) | $8,300$99,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,636$91,632 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,115$49,381 |
| Insurance (placeholder 0.8% of price) | $1,733$20,792 |
| HOA dues | $3,743$44,916 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $415$4,980 |
| Total operating expenses | $10,006$120,069 |
| 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) | $415$4,980 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 2 | 2 | 1,368 | $5,500 | 2025-01-28 | — | |
| apartment | 2 | 3 | 1,441 | $4,500 | 2026-07-21 | — | |
| condos | 2 | 2 | 1,800 | $4,250 | 2026-08-24 | — | |
| condos | 2 | 3 | 1,740 | $8,500 | 2026-06-23 | — | |
| condos | 2 | 2 | 1,463 | $3,100 | 2026-08-14 | — | |
| condos | 2 | 2 | 1,300 | $3,800 | 2026-08-06 | — | |
| condos | 2 | 2 | 1,400 | $3,000 | 2026-04-24 | — | |
| apartment | 2 | 2 | 1,250 | $2,650 | 2026-07-21 | — | |
| condos | 2 | 2 | 1,260 | $6,500 | 2026-06-04 | — | |
| condos | 2 | 3 | 1,599 | $23,000 | 2026-08-28 | — | |
| condos | 2 | 2 | 1,388 | $4,800 | 2026-05-22 | — | |
| condos | 2 | 2 | 1,310 | $3,500 | 2025-08-19 | — | |
| condos | 2 | 3 | 1,329 | $8,500 | 2026-08-11 | — | |
| apartment | 2 | 2 | 1,599 | $2,499 | 2026-06-04 | — | |
| condos | 2 | 3 | 1,560 | $5,750 | 2026-08-18 | — | |
| condos | 2 | 2 | 1,630 | $6,000 | 2026-08-21 | — | |
| condos | 2 | 3 | 1,599 | $15,000 | 2026-06-11 | — | |
| apartment | 2 | 2 | 1,475 | $4,500 | 2026-05-14 | — | |
| apartment | 2 | 2 | 1,300 | $2,999 | 2026-07-26 | — | |
| condos | 2 | 2 | 1,299 | $6,000 | 2026-08-24 | — | |
| condos | 2 | 3 | 1,704 | $17,000 | 2026-08-21 | — | |
| condos | 2 | 3 | 1,685 | $16,000 | 2026-02-20 | — | |
| condos | 2 | 2 | 1,285 | $6,000 | 2026-07-07 | — | |
| apartment | 2 | 1 | 1,300 | $2,999 | 2026-07-26 | — | |
| apartment | 2 | 2 | 1,500 | $2,600 | 2026-04-28 | — | |
| apartment | 2 | 2 | 1,434 | $4,500 | 2025-11-17 | — | |
| condos | 2 | 2 | 1,688 | $6,000 | 2026-06-25 | — | |
| condos | 2 | 2 | 1,260 | $4,200 | 2026-07-15 | — | |
| condos | 2 | 3 | 1,740 | $7,500 | 2026-08-12 | — | |
| condos | 2 | 3 | 1,441 | $3,000 | 2026-07-08 | — | |
| condos | 2 | 2 | 1,570 | $3,900 | 2026-05-22 | — | |
| condos | 2 | 2 | 1,230 | $4,250 | 2026-08-18 | — | |
| condos | 2 | 2 | 1,379 | $4,850 | 2026-06-11 | — | |
| condos | 2 | 2 | 1,342 | $3,600 | 2026-07-20 | — | |
| condos | 2 | 2 | 1,485 | $4,700 | 2024-12-30 | — | |
| condos | 2 | 2 | 1,303 | $5,950 | 2026-07-25 | — | |
| condos | 2 | 3 | 1,248 | $4,900 | 2026-07-24 | — | |
| condos | 2 | 2 | 1,434 | $4,700 | 2026-07-27 | — | |
| condos | 2 | 3 | 1,484 | $4,500 | 2026-07-10 | — | |
| condos | 2 | 2 | 1,277 | $4,500 | 2026-01-06 | — | |
| condos | 2 | 3 | 1,685 | $19,000 | 2026-08-12 | — | |
| condos | 2 | 2 | 1,400 | $7,650 | 2026-03-02 | — | |
| condos | 2 | 2 | 1,412 | $4,500 | 2025-09-17 | — | |
| condos | 2 | 3 | 1,861 | $10,500 | 2026-03-20 | — | |
| condos | 2 | 2 | 1,356 | $4,300 | 2025-09-02 | — | |
| apartment | 2 | 3 | 1,599 | $18,500 | 2026-05-11 | — | |
| condos | 2 | 2 | 1,388 | $7,500 | 2026-08-20 | — | |
| condos | 2 | 2 | 1,450 | $6,700 | 2026-08-07 | — | |
| condos | 2 | 3 | 1,685 | $24,000 | 2026-07-16 | — | |
| condos | 2 | 3 | 1,657 | $34,000 | 2023-12-14 | — | |
| condos | 2 | 3 | 1,327 | $10,000 | 2026-02-27 | — | |
| condos | 2 | 3 | 1,704 | $19,000 | 2026-08-04 | — | |
| condos | 2 | 2 | 1,541 | $20,000 | 2026-02-12 | — | |
| condos | 2 | 3 | 1,420 | $9,900 | 2026-07-17 | — | |
| condos | 2 | 3 | 2,228 | $22,000 | 2026-03-16 | — | |
| condos | 2 | 3 | 1,685 | $35,000 | 2026-08-17 | — | |
| condos | 2 | 2 | 1,434 | $4,200 | 2026-08-07 | — | |
| condos | 2 | 3 | 1,430 | $6,500 | 2026-07-07 | — | |
| condos | 2 | 3 | 2,221 | $20,000 | 2024-10-07 | — | |
| condos | 2 | 3 | 1,704 | $19,000 | 2026-06-11 | — | |
| condos | 2 | 3 | 1,685 | $23,000 | 2026-07-06 | — | |
| condos | 2 | 3 | 1,861 | $11,000 | 2026-03-18 | — | |
| condos | 2 | 3 | 1,777 | $25,000 | 2026-04-22 | — | |
| condos | 2 | 3 | 1,599 | $19,500 | 2025-07-08 | — | |
| condos | 2 | 3 | 1,685 | $24,000 | 2026-08-17 | — | |
| condos | 2 | 3 | 1,685 | $23,000 | 2025-09-15 | — | |
| condos | 2 | 3 | 1,457 | $23,000 | 2026-05-11 | — | |
| condos | 2 | 3 | 1,777 | $25,000 | 2026-05-19 | — | |
| condos | 2 | 2 | 1,261 | $26,000 | 2026-03-23 | — | |
| condos | 2 | 2 | 1,388 | $7,500 | 2026-08-11 | — | |
| condos | 2 | 3 | 1,701 | $13,900 | 2026-07-11 | — | |
| condos | 2 | 3 | 2,103 | $29,000 | 2026-06-11 | — | |
| condos | 2 | 3 | 1,388 | $10,000 | 2026-03-18 | — | |
| condos | 2 | 3 | 2,148 | $40,000 | 2026-07-09 | — | |
| condos | 2 | 3 | 1,560 | $10,000 | 2026-04-10 | — | |
| condos | 2 | 3 | 1,967 | $10,000 | 2026-06-19 | — | |
| condos | 2 | 3 | 1,391 | $8,200 | 2026-05-27 | — | |
| condos | 2 | 2 | 1,229 | $8,500 | 2025-11-04 | — | |
| condos | 2 | 2 | 1,514 | $10,000 | 2026-04-05 | — | |
| condos | 2 | 3 | 1,849 | $15,000 | 2026-07-21 | — | |
| condos | 2 | 3 | 1,704 | $21,000 | 2026-03-03 | — | |
| condos | 2 | 3 | 1,600 | $9,000 | 2026-07-14 | — | |
| condos | 2 | 3 | 2,136 | $20,000 | 2025-01-20 | — | |
| condos | 2 | 3 | 1,704 | $22,000 | 2026-03-31 | — | |
| condos | 2 | 3 | 1,849 | $14,000 | 2026-07-16 | — | |
| condos | 2 | 3 | 2,136 | $21,000 | 2026-04-16 | — | |
| condos | 2 | 3 | 1,756 | $16,990 | 2026-06-18 | — | |
| condos | 2 | 3 | 1,657 | $34,000 | 2025-01-23 | — | |
| condos | 2 | 3 | 1,913 | $23,900 | 2023-02-12 | — | |
| condos | 2 | 3 | 1,913 | $21,700 | 2026-02-27 | — | |
| condos | 2 | 3 | 2,009 | $25,000 | 2025-06-13 | — | |
| condos | 2 | 2 | 1,236 | $9,800 | 2026-07-08 | — | |
| condos | 2 | 2 | 1,350 | $3,550 | — | — | |
| condos | 2 | 3 | 1,600 | $4,500 | — | — | |
| condos | 2 | 3 | 1,704 | $15,500 | — | — | |
| condos | 2 | 2 | 1,463 | $3,100 | — | — | |
| apartment | 2 | 2 | 1,325 | $8,300 | — | — | |
| condos | 2 | 3 | 1,407 | $8,000 | 2026-07-09 | — | |
| condos | 2 | 2 | 1,342 | $3,600 | — | — | |
| condos | 2 | 3 | 1,599 | $15,000 | — | — | |
| condos | 2 | 2 | 1,280 | $5,600 | — | — | |
| condos | 2 | 2 | 1,303 | $5,950 | — | — | |
| condos | 2 | 3 | 1,967 | $7,700 | — | — | |
| apartment | 2 | 2 | 1,790 | $9,650 | — | — | |
| apartment | 2 | 2 | 1,995 | $10,050 | — | — | |
| apartment | 2 | 2 | 1,400 | $8,200 | — | — | |
| condos | 2 | 2 | 1,261 | $23,000 | 2026-08-31 | — | |
| condos | 2 | 3 | 1,614 | $7,000 | 2026-09-01 | — | |
| condos | 2 | 2 | 1,728 | $7,500 | 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 |
|---|---|---|---|---|---|---|
| 10185 Collins Ave Apt 308 | condos | 2 | 2 | 1,514 | $525,000 | 2026-08-28 |
| 9501 E Bay Harbor Dr Apt 5B | condos | 2 | 2 | 1,485 | $670,000 | 2026-08-28 |
| 9940 W Bay Harbor Dr Unit 7B-S | condos | 2 | 3 | 1,335 | $845,000 | 2026-08-26 |
| 9559 Collins Ave Unit 7D | condos | 2 | 3 | 1,740 | $1,270,000 | 2026-08-26 |
| 20 Park Dr Apt 6 | condos | 2 | 2 | 1,036 | $615,000 | 2026-08-24 |
| 1075 93rd St Apt 106 | condos | 2 | 2 | 840 | $277,000 | 2026-08-24 |
| 10350 W Bay Harbor Dr Ph H | condos | 2 | 2 | 1,335 | $540,000 | 2026-08-21 |
| 9559 Collins Ave Unit 8F | condos | 2 | 2 | 1,260 | $912,000 | 2026-08-21 |
| 9250 W Bay Harbor Dr Ph C | condos | 2 | 2 | 1,675 | $905,000 | 2026-08-14 |
| 9273 Collins Ave Apt 503 | condos | 2 | 2 | 1,024 | $575,000 | 2026-08-14 |
| 9703 Collins Ave Unit 800 | condos | 2 | 2 | 2,721 | $6,150,000 | 2026-08-14 |
| 10140 W Bay Harbor Dr Unit 502B | condos | 2 | 2 | 1,620 | $634,000 | 2026-08-13 |
| 9601 Collins Ave Apt 1502 | condos | 2 | 3 | 2,160 | $2,585,000 | 2026-08-06 |
| 6868882314 | condos | 2 | 3 | 1,740 | $1,350,000 | 2026-08-04 |
| 9595 Collins Ave Unit 3D | condos | 2 | 3 | 1,740 | $1,000,000 | 2026-08-04 |
| 10155 Collins Ave Apt 307 | condos | 2 | 3 | 2,525 | $1,450,000 | 2026-07-31 |
| 9455 Collins Ave Apt 703 | condos | 2 | 2 | 1,170 | $1,110,000 | 2026-07-30 |
| 9601 Collins Ave Apt 1504 | condos | 2 | 3 | 2,160 | $3,850,000 | 2026-07-29 |
| 1075 93rd St Apt 206 | condos | 2 | 2 | 840 | $275,000 | 2026-07-27 |
| 9801 Collins Ave Apt 16U | condos | 2 | 3 | 1,688 | $2,100,000 | 2026-07-21 |
| 10185 Collins Ave Ph 8 | condos | 2 | 2 | 1,514 | $828,000 | 2026-07-15 |
| 9101 E Bay Harbor Dr Apt 705 | condos | 2 | 2 | 1,105 | $480,000 | 2026-07-10 |
| 10201 Collins Ave Unit 611 | condos | 2 | 2 | 1,917 | $4,040,000 | 2026-07-09 |
| 1150 101st St Apt 601 | condos | 2 | 2 | 1,128 | $828,000 | 2026-07-07 |
| 9821 E Bay Harbor Dr Apt 503 | condos | 2 | 2 | 1,143 | $950,000 | 2026-07-02 |
| 9341 Collins Ave Apt 604 | condos | 2 | 2 | 1,277 | $910,000 | 2026-07-01 |
| 9801 Collins Ave Apt 18U | condos | 2 | 2 | 1,688 | $1,550,000 | 2026-06-30 |
| 1177 Kane Concourse Unit 703 | condos | 2 | 3 | 1,756 | $2,200,000 | 2026-06-30 |
| 9901 W Bay Harbor Dr Apt 406 | condos | 2 | 3 | 1,366 | $1,375,000 | 2026-06-26 |
| 1001 91st St Apt 408 | condos | 2 | 2 | 1,192 | $300,000 | 2026-06-26 |
| 9821 E Bay Harbor Dr Apt 502 | condos | 2 | 2 | 1,142 | $850,000 | 2026-06-25 |
| 10175 Collins Ave Apt 404 | condos | 2 | 3 | 2,018 | $1,175,000 | 2026-06-23 |
| 9201 E Bay Harbor Dr Unit 202 | condos | 2 | 3 | 1,420 | $1,580,000 | 2026-06-22 |
| 10101 E Bay Harbor Dr Apt 702 | condos | 2 | 2 | 1,300 | $372,000 | 2026-06-17 |
| 9703 Collins Ave Unit 2615 | condos | 2 | 2 | 1,541 | $3,000,000 | 2026-06-16 |
| 9260 Bay Harbor Ter Apt 3 | condos | 2 | 2 | 1,060 | $360,000 | 2026-06-05 |
| 10203 Collins Ave Unit 204 | condos | 2 | 3 | 1,752 | $2,750,000 | 2026-06-04 |
| 10000 W Bay Harbor Dr Apt 303 | condos | 2 | 3 | 1,484 | $640,000 | 2026-06-01 |
| 10205 Collins Ave Apt 1203 | condos | 2 | 2 | 1,735 | $1,700,000 | 2026-06-01 |
| 10180 W Bay Harbor Dr Apt 2A | condos | 2 | 3 | 2,045 | $870,000 | 2026-06-01 |
| 9001 Collins Ave Unit S402 | condos | 2 | 3 | 2,488 | $6,200,000 | 2026-06-01 |
| 9511 Collins Ave Apt 1109 | condos | 2 | 2 | 1,299 | $850,000 | 2026-06-01 |
| 8855 Collins Ave Apt 4B | condos | 2 | 2 | 1,800 | $950,000 | 2026-05-29 |
| 1142 99th St Apt 23 | condos | 2 | 2 | 1,036 | $300,000 | 2026-05-29 |
| 1177 Kane Concourse Unit 507 | condos | 2 | 3 | — | $2,542,000 | 2026-05-27 |
| 9341 Collins Ave Apt 205 | condos | 2 | 2 | 1,277 | $700,000 | 2026-05-15 |
| 9111 Collins Ave Unit N717 | condos | 2 | 3 | 3,424 | $14,850,000 | 2026-05-15 |
| 1135 103rd St Apt 505 | condos | 2 | 3 | 2,046 | $3,425,000 | 2026-05-11 |
| 9149 Collins Ave Unit 602 | condos | 2 | 3 | 2,848 | $11,875,000 | 2026-05-07 |
| 10155 Collins Ave Apt 1704 | condos | 2 | 3 | 2,525 | $1,700,000 | 2026-05-05 |
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-9.8%
Equity multiple-0.68x
Total return (10yr)-$750,537
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,676,970 | -$28,437 | -$193,755 | $2,056,657 | $620,313 |
| 2 | $2,757,279 | -$28,690 | -$194,132 | $2,032,566 | $724,713 |
| 3 | $2,839,997 | -$28,935 | -$194,505 | $2,006,820 | $833,177 |
| 4 | $2,925,197 | -$29,172 | -$194,873 | $1,979,306 | $945,891 |
| 5 | $3,012,953 | -$29,401 | -$195,236 | $1,949,903 | $1,063,050 |
| 6 | $3,103,342 | -$29,620 | -$195,593 | $1,918,481 | $1,184,861 |
| 7 | $3,196,442 | -$29,830 | -$195,943 | $1,884,902 | $1,311,541 |
| 8 | $3,292,335 | -$30,029 | -$196,286 | $1,849,016 | $1,443,320 |
| 9 | $3,391,106 | -$30,216 | -$196,621 | $1,810,666 | $1,580,440 |
| 10 | $3,492,839 | -$30,391 | -$196,948 | $1,769,682 | $1,723,157 |
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.