Bay Harbor Islands, FL 33154 · condos · For Sale · 142 days on market
Asking price$6,250,000
7 beds 8 baths 4,565 sqft
Suggested offer$3,180,481$3,069,519 above the est. market value of $3,180,481.
View on Realtor.com →Listed by Allen Davoudpour · COMPASS
Typecondos
Built2026
Price / sqft$1369
Est. value (own analysis)$3,180,481
Rent estimate (Zillow ZIP avg)$4,738/mo
HOA$8,362/mo
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Statusfor_sale
Listed date2026-04-13
Removed date—
MLSMiamiMLS #A12000122
Coordinates—
Address
CityBay Harbor Islands
StateFL
Zip33154
Listing ID9929311592
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 | $6,250,000 |
| Down payment (20.0%) | $1,250,000 |
| Loan amount | $5,000,000 |
| Closing costs (5.0%) | $312,500 |
| Total cash to close | $1,562,500 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $4,738$56,861 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,359$52,312 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $9,896$118,750 |
| Insurance (placeholder 0.8% of price) | $4,167$50,000 |
| HOA dues | $8,362$100,344 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $237$2,843 |
| Total operating expenses | $22,661$271,937 |
| 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) | $237$2,843 |
| 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.
No active rental listings cached yet for this bedroom count.
Widened to any bedroom count in ZIP. 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 |
| 9800 W Bay Harbor Dr Apt 602 | condos | 1 | 2 | 895 | $540,000 | 2026-08-27 |
| 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 |
| 9801 Collins Ave Apt 5R | condos | 3 | 3 | 1,968 | $2,075,000 | 2026-08-26 |
| 1070 98th St Apt 14 | condos | 1 | 1 | 530 | $215,000 | 2026-08-25 |
| 8855 Collins Ave Apt 5A | condos | 3 | 3 | 2,050 | $1,500,000 | 2026-08-24 |
| 10190 Collins Ave Apt 107 | condos | 0 | 1 | 506 | $220,000 | 2026-08-24 |
| 20 Park Dr Apt 6 | condos | 2 | 2 | 1,036 | $615,000 | 2026-08-24 |
| 10350 W Bay Harbor Dr Apt 4T | condos | 1 | 1 | 950 | $400,000 | 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 |
| 9751 E Bay Harbor Dr Unit 12D | condos | 3 | 3 | 1,731 | $1,050,000 | 2026-08-21 |
| 9559 Collins Ave Unit 8F | condos | 2 | 2 | 1,260 | $912,000 | 2026-08-21 |
| 10275 Collins Ave Apt 915 | condos | 1 | 2 | 896 | $800,000 | 2026-08-20 |
| 9001 Collins Ave Unit S1003 | condos | 4 | 6 | 4,235 | $30,250,000 | 2026-08-17 |
| 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 |
| 9703 Collins Ave Unit 1900 | condos | 3 | 4 | 2,721 | $7,350,000 | 2026-08-13 |
| 10140 W Bay Harbor Dr Unit 502B | condos | 2 | 2 | 1,620 | $634,000 | 2026-08-13 |
| 9350 W Bay Harbor Dr Apt 5C | condos | 3 | 3 | 2,600 | $2,450,000 | 2026-08-12 |
| 9601 Collins Ave Apt 1502 | condos | 2 | 3 | 2,160 | $2,585,000 | 2026-08-06 |
| 9300 Bay Harbor Ter Apt 3B | condos | 3 | 3 | 1,600 | $660,000 | 2026-08-06 |
| 9700 E Bay Harbor Dr Apt 406 | condos | 1 | 2 | 919 | $255,000 | 2026-08-05 |
| 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 |
| 9500 W Bay Harbor Dr Apt 6B | condos | 1 | 2 | 975 | $495,000 | 2026-07-17 |
| 10185 Collins Ave Ph 8 | condos | 2 | 2 | 1,514 | $828,000 | 2026-07-15 |
| 9559 Collins Ave Unit 8B | condos | 3 | 4 | 2,750 | $4,050,000 | 2026-07-13 |
| 9225 Collins Ave Apt 1409 | condos | 1 | 2 | 918 | $400,000 | 2026-07-10 |
| 9221 E Bay Harbor Dr Unit 509 | condos | 3 | 4 | 1,830 | $2,450,000 | 2026-07-10 |
| 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 |
| 10275 Collins Ave Apt 724 | condos | 1 | 2 | 896 | $718,000 | 2026-06-25 |
| 10275 Collins Ave Apt 429 | condos | 1 | 2 | 896 | $610,000 | 2026-06-23 |
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 |
|---|---|---|---|---|---|---|
| 61 Camden Ct | single_family | 7 | 7 | 5,086 | $11,500,000 | — |
| 10330 W Broadview Dr | single_family | 7 | 10 | 8,016 | $34,500,000 | — |
| 9720 W Broadview Dr | single_family | 7 | 8 | 10,453 | $36,500,000 | — |
| 10225 Collins Ave Units 301,303,304 | condos | 7 | 9 | — | $13,995,000 | — |
10-year hold projection
IRR-15.6%
Equity multiple-1.72x
Total return (10yr)-$3,440,735
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,437,500 | -$219,625 | -$608,045 | $4,945,789 | $1,491,711 |
| 2 | $6,630,625 | -$224,854 | -$613,345 | $4,887,855 | $1,742,770 |
| 3 | $6,829,544 | -$230,206 | -$618,770 | $4,825,943 | $2,003,601 |
| 4 | $7,034,430 | -$235,684 | -$624,322 | $4,759,779 | $2,274,651 |
| 5 | $7,245,463 | -$241,290 | -$630,005 | $4,689,071 | $2,556,392 |
| 6 | $7,462,827 | -$247,028 | -$635,821 | $4,613,508 | $2,849,318 |
| 7 | $7,686,712 | -$252,901 | -$641,774 | $4,532,757 | $3,153,955 |
| 8 | $7,917,313 | -$258,911 | -$647,867 | $4,446,459 | $3,470,854 |
| 9 | $8,154,832 | -$265,062 | -$654,102 | $4,354,236 | $3,800,596 |
| 10 | $8,399,477 | -$271,357 | -$660,484 | $4,255,679 | $4,143,798 |
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.