9700 E Bay Harbor Dr #508 · Bay Harbor Islands, FL 33154

$329,900

1 bd · 1.0 ba · 929 sqft · Condo public records · 337 Days on market

Built 1963 $409/mo HOA · 9% of rent

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Why this score? — see what drove the B 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).

• Cash flow +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +8.2/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks MLS

PENTHOUSE FLOOR, CORNER UNIT. 1BED/1.5BATHS. Updated kitchen and bathrooms. Large living area fully furnished, owner willing to remove furniture. Terrazo floor throughout. Great social community rooms, pool, rec-room, laundry room, internal garden with pond and an elevator for your convenience. Peaceful neighborhood with a balcony where you can enjoy a nice view. It is walking distance from several shops in Bal Harbour as well as restaurants and the beach. Downtown Miami and Brickell Village is also near by with public transportation available. Currently occupied, tenant is month to month with notice of sale, ready to move upon sale. Great rental investment with no restrictions. Well maintained building!

Key facts

• Quartz countertops
• Brand-new kitchen
• High impact windows

Tags

• TOP-FLOOR CORNER UNIT
• BRAND-NEW KITCHEN
• QUARTZ COUNTERTOPS
• POLISHED TERRAZZO FLOORS
• HIGH IMPACT WINDOWS
• ASSIGNED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#13 in FL, #362 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.3%/yr); 523 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,345/mo this rent would consume 58% 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 $22k of equity ($2k loan paydown + $20k 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.
• At projected returns (6.1% appreciation + 0.0% rent growth), your $92k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $330k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 6.3

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: 17.9%
• Equity multiple: 2.18×
• Total profit: $109,304
• Equity at exit: $209,981

10-year hold

• IRR: 16.2%
• Equity multiple: 4.04×
• Total profit: $280,473
• Equity at exit: $383,047

Cash invested: $92,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $4,345 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$356 /mo · $4,272/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$409
• Vacancy / Maint / Mgmt: −$913
• Net cashflow: $374

Break-even live

Break-even rent $3,872

Max offer price $329,900

Occupancy floor 86%

Sensitivity live

Price	-10% $561	-5% $467	+0% $374	+5% $280	+10% $187
Rent	-10% $31	-5% $202	+0% $374	+5% $545	+10% $717
Rate	-1.0pp $540	-0.5pp $458	base $374	+0.5pp $288	+1.0pp $201

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2025-06-08
   status Pending
2. 2025-04-08
   price $329,900
3. 2024-11-20
   price $350,000
4. 2024-07-06
   listed $365,000 Active
5. 2024-05-05
   historical $2,250
6. 2024-04-30
   listed $2,250
7. 2024-03-28
   historical $2,250
8. 2024-03-15
   listed $2,250
9. 2024-02-17
   historical $2,250
10. 2024-02-08
    listed $2,250
11. 2018-10-22
    soldstatus $165,000
12. 2018-10-05
    soldstatus $165,000 Sold 713-char remark

    Show marketing remark (713 chars)

    PENTHOUSE FLOOR, CORNER UNIT. 1BED/1.5BATHS. Updated kitchen and bathrooms. Large living area fully furnished, owner willing to remove furniture. Terrazo floor throughout. Great social community rooms, pool, rec-room, laundry room, internal garden with pond and an elevator for your convenience. Peaceful neighborhood with a balcony where you can enjoy a nice view. It is walking distance from several shops in Bal Harbour as well as restaurants and the beach. Downtown Miami and Brickell Village is also near by with public transportation available. Currently occupied, tenant is month to month with notice of sale, ready to move upon sale. Great rental investment with no restrictions. Well maintained building!

13. 2018-09-18
    status Backup Contract 713-char remark

    Show marketing remark (713 chars)

    PENTHOUSE FLOOR, CORNER UNIT. 1BED/1.5BATHS. Updated kitchen and bathrooms. Large living area fully furnished, owner willing to remove furniture. Terrazo floor throughout. Great social community rooms, pool, rec-room, laundry room, internal garden with pond and an elevator for your convenience. Peaceful neighborhood with a balcony where you can enjoy a nice view. It is walking distance from several shops in Bal Harbour as well as restaurants and the beach. Downtown Miami and Brickell Village is also near by with public transportation available. Currently occupied, tenant is month to month with notice of sale, ready to move upon sale. Great rental investment with no restrictions. Well maintained building!

14. 2018-08-13
    listed $175,000 Active 713-char remark

    Show marketing remark (713 chars)

    PENTHOUSE FLOOR, CORNER UNIT. 1BED/1.5BATHS. Updated kitchen and bathrooms. Large living area fully furnished, owner willing to remove furniture. Terrazo floor throughout. Great social community rooms, pool, rec-room, laundry room, internal garden with pond and an elevator for your convenience. Peaceful neighborhood with a balcony where you can enjoy a nice view. It is walking distance from several shops in Bal Harbour as well as restaurants and the beach. Downtown Miami and Brickell Village is also near by with public transportation available. Currently occupied, tenant is month to month with notice of sale, ready to move upon sale. Great rental investment with no restrictions. Well maintained building!

15. 2018-07-31
    historical
16. 2018-05-18
    price $182,000
17. 2018-02-01
    listed $195,000 Active
18. 2015-09-14
    soldstatus $186,000
19. 2015-04-06
    soldstatus $186,000 Sold
20. 2015-03-02
    status Pending
21. 2015-02-26
    price $199,000
22. 2015-02-26
    price $199,900
23. 2014-12-08
    listed $225,000 Active
24. 2003-06-27
    soldstatus $126,500
25. 2000-02-02
    soldstatus $67,000
26. 1980-03-01
    soldstatus $63,500

ⓘ 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: $4,272 · $356/mo
• Projected year-2 tax: $4,272 · $356/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $52,145
• − Mortgage interest: −$18,480
• − Property taxes: −$4,272
• − Insurance: −$6,768
• − Repairs & maintenance: −$4,172
• − Management: −$4,172
• − HOA: −$4,908
• − Depreciation: −$9,597
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $4,539/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)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

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

+419.5% since first listed

26 events — show timeline

• 2025-06-08 Pending — MARMLS
• 2025-04-08 Price Changed $329,900 MARMLS
• 2024-11-20 Price Changed $350,000 MARMLS
• 2024-07-06 Listed $365,000 MARMLS
• 2024-05-05 Rental Removed $2,250 MARMLS
• 2024-04-30 Listed for Rent $2,250 MARMLS
• 2024-03-28 Rental Removed $2,250 MARMLS
• 2024-03-15 Listed for Rent $2,250 MARMLS
• 2024-02-17 Rental Removed $2,250 MARMLS
• 2024-02-08 Listed for Rent $2,250 MARMLS
• 2018-10-22 Sold (Public Records) $165,000 Public Records
• 2018-10-05 Sold (MLS) $165,000 MARMLS
• 2018-09-18 Pending — MARMLS
• 2018-08-13 Listed $175,000 MARMLS
• 2018-07-31 Listing Removed — MARMLS
• 2018-05-18 Price Changed $182,000 MARMLS
• 2018-02-01 Listed $195,000 MARMLS
• 2015-09-14 Sold (Public Records) $186,000 Public Records
• 2015-04-06 Sold (MLS) $186,000 MARMLS
• 2015-03-02 Pending — MARMLS
• 2015-02-26 Price Changed $199,000 MARMLS
• 2015-02-26 Price Changed $199,900 MARMLS
• 2014-12-08 Listed $225,000 MARMLS
• 2003-06-27 Sold (Public Records) $126,500 Public Records
• 2000-02-02 Sold (Public Records) $67,000 Public Records
• 1980-03-01 Sold (Public Records) $63,500 Public Records

Property tax history

+14.3%/yr

Latest (2025): $4,272 · +11.5% YoY. Source: county tax records.