10350 W Bay Harbor Dr Unit 7N · Bay Harbor Islands, FL 33154

$380,000

1 bd · 1.0 ba · 950 sqft · Condo public records · 101 Days on market

Built 1966 $1234/mo HOA · 31% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +8.1/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.6/10.0

Listing remarks

Bright and spacious unit with full Southern Exposure, in the desirable neighborhood of Bay Harbor Islands. Water views from this spacious 1 bedroom and 1 bathroom unit with 950 sq. ft of living space plus balcony. Impact windows and large kitchen. Washer & dryer hookup in unit. Gated building with 24 hrs security, clubhouse, fitness center, marina and oversized pool by the bay with bbq area. Maintenance fee includes the A/C, basic cable, internet, water as well as the common areas maintenance. Close to the beach, restaurants, shops and the A rated K-8 school. Available docks for rent in the condominium.

Key facts

• Water views
• Gated building
• Fitness center

Tags

• WATER VIEWS
• RENOVATED KITCHEN
• GATED BUILDING
• 24 HRS SECURITY
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association covers common areas, hot water, insurance, parking, pool(s), sewer, trash and water; Association amenities include business center, clubhouse, elevator(s), fitness center and pool

Exterior

• Parking: 1 covered parking space; Garage with 1 space
• Security: Complex fenced; Doorman; Secured elevator; Smoke detectors
• Utilities: Water available; Sewer available; Power available
• Home design: Condominium (attached property); 11-story building; Entry on level 7
• Construction: Block construction; Resale unit
• Exterior features: Security/high impact doors; Association pool; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Closet cabinetry; Elevator; Other; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (24.9% below list).
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $285k (24.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#13 in FL, #362 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Zoned schools: Ruth K. Broad Bay Harbor K-8 Center (math 76% / reading 76%, grade A, #198 of 2,144 statewide, top 10%, 1,249 students, 29% FRL); Miami Beach Nautilus Middle School (math 46% / reading 58%, grade C+, #217 of 571 statewide, top 40%, 918 students, 44% FRL); Miami Beach Senior High School (math 21% / reading 48%, grade F, #386 of 667 statewide, top 59%, 2,175 students, 40% FRL).
• Market conditions: Rents soft (-1.3%/yr); 523 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,003/mo this rent would consume 54% of the median local household income ($90k/yr) (locally 774% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($3k loan paydown + $23k appreciation (6.1% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $235k; list at $380k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,257 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.12% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.63×
• Total profit: $67,352
• Equity at exit: $241,869

10-year hold

• IRR: 9.6%
• Equity multiple: 2.92×
• Total profit: $204,515
• Equity at exit: $441,218

Cash invested: $106,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33154

• Home prices YoY: 1.4%
• Rents YoY: -1.3%
• Active inventory: 523
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,003 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$247 /mo · $2,961/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,234
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $-536

Break-even live

Break-even rent $4,681

Max offer price $285,257

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-429	+0% $-536	+5% $-644	+10% $-751
Rent	-10% $-853	-5% $-694	+0% $-536	+5% $-378	+10% $-220
Rate	-1.0pp $-345	-0.5pp $-440	base $-536	+0.5pp $-635	+1.0pp $-735

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 NE 135th St #904 North Miami, FL	2.0	2.0	963	$23,509	$24.41	17d	1	1.35mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	1.35mi

HOA detail condo

• Monthly dues: $1,234 · $14,808/yr
• Likely covers: waterinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $380,000 Active 101 DOM
2. 2026-06-18
   days on market $380,000 Active 98 DOM
3. 2026-06-17
   days on market $380,000 Active 97 DOM
4. 2026-06-16
   days on market $380,000 Active 96 DOM
5. 2026-06-15
   days on market $380,000 Active 95 DOM
6. 2026-06-13
   days on market $380,000 Active 93 DOM
7. 2026-06-09
   days on market $380,000 Active 89 DOM
8. 2026-06-08
   days on market $380,000 Active 88 DOM
9. 2026-06-07
   days on market $380,000 Active 87 DOM
10. 2026-06-04
    days on market $380,000 Active 84 DOM
11. 2026-06-03
    days on market $380,000 Active 83 DOM
12. 2026-06-02
    days on market $380,000 Active 82 DOM
13. 2026-06-01
    days on market $380,000 Active 81 DOM
14. 2026-05-31
    days on market $380,000 Active 80 DOM
15. 2026-03-11
    listed $380,000 Active
16. 2025-03-05
    historical
17. 2024-09-28
    price $460,000
18. 2024-08-30
    listed $480,000 Active
19. 2023-12-31
    historical
20. 2023-11-19
    price $430,000
21. 2023-11-13
    price $450,000
22. 2023-10-23
    price $520,000
23. 2023-10-11
    price $480,000
24. 2023-08-03
    status Active
25. 2023-08-03
    price $430,000
26. 2023-06-30
    historical
27. 2023-05-04
    price $435,000
28. 2023-04-25
    price $450,000
29. 2023-04-02
    price $475,000
30. 2023-02-19
    listed $490,000 Active
31. 2022-12-14
    historical
32. 2022-09-23
    listed $419,000 Active
33. 2021-01-15
    soldstatus $235,000
34. 2021-01-11
    soldstatus $235,000 Closed
35. 2021-01-06
    status Pending
36. 2021-01-03
    historical Active Under Contract
37. 2020-10-28
    listed $235,000 Active
38. 2019-09-18
    historical
39. 2019-01-02
    listed $250,000 Active
40. 2013-06-21
    historical
41. 2013-04-11
    historical
42. 2005-03-02
    soldstatus $224,900
43. 2004-04-29
    soldstatus $224,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,961 · $247/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: +$193/yr (+$16/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,031
• − Mortgage interest: −$21,286
• − Property taxes: −$2,961
• − Insurance: −$2,698
• − Repairs & maintenance: −$3,842
• − Management: −$3,842
• − HOA: −$14,808
• − Depreciation: −$11,055
• Taxable loss: −$12,462
• Est. tax savings @ 24.0%: +$2,991
• After-tax cash flow: $-3,445/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Bay Harbor Islands

• Score: 86/100
• State rank: #13
• US rank: #362

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay Harbor Islands, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 14,435
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,572
• Household income: $89,563
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 774.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 12% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 5% Lithuanian 4%
• Foreign-born: 46% · Canada, Jamaica, Dominican Republic
• Languages at home: 36% English-only · Spanish 41% French/Haitian/Cajun 7% Other Indo-European 5%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.12%
• Current HPI: 454.1747
• Rent YoY: ▼ -1.30%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+69.0% since first listed

29 events — show timeline

• 2026-03-11 Listed $380,000 MARMLS
• 2025-03-05 Listing Removed — MARMLS
• 2024-09-28 Price Changed $460,000 MARMLS
• 2024-08-30 Listed $480,000 MARMLS
• 2023-12-31 Listing Removed — MARMLS
• 2023-11-19 Price Changed $430,000 MARMLS
• 2023-11-13 Price Changed $450,000 MARMLS
• 2023-10-23 Price Changed $520,000 MARMLS
• 2023-10-11 Price Changed $480,000 MARMLS
• 2023-08-03 Relisted — MARMLS
• 2023-08-03 Price Changed $430,000 MARMLS
• 2023-06-30 Listing Removed — MARMLS
• 2023-05-04 Price Changed $435,000 MARMLS
• 2023-04-25 Price Changed $450,000 MARMLS
• 2023-04-02 Price Changed $475,000 MARMLS
• 2023-02-19 Listed $490,000 MARMLS
• 2022-12-14 Listing Removed — MARMLS
• 2022-09-23 Listed $419,000 MARMLS
• 2021-01-15 Sold (Public Records) $235,000 Public Records
• 2021-01-11 Sold (MLS) $235,000 MARMLS
• 2021-01-06 Pending — MARMLS
• 2021-01-03 Contingent — MARMLS
• 2020-10-28 Listed $235,000 MARMLS
• 2019-09-18 Listing Removed — MARMLS
• 2019-01-02 Listed $250,000 MARMLS
• 2013-06-21 Listing Removed — MARMLS
• 2013-04-11 Listing Removed — MARMLS
• 2005-03-02 Sold (Public Records) $224,900 Public Records
• 2004-04-29 Sold (Public Records) $224,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,961 · +4.8% YoY. Source: county tax records.