1020 94th St #202 · Bay Harbor Islands, FL 33154

$290,000

1 bd · 1.0 ba · 903 sqft · Condo public records · 327 Days on market

Built 1968 $751/mo HOA · 18% 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 +24.2/30.0
• 1% rule +9.6/10.0
• Appreciation +8.1/10.0
• DSCR +7.8/10.0
• 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

HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A + SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home!

Key facts

• Extra storage
• Pool
• Walk in closet

Tags

• WALK IN CLOSET
• EXTRA STORAGE
• POOL

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee of $751; HOA covers maintenance of grounds, pool(s), sewer, and trash

Exterior

• Parking: Detached garage; Guest parking; One covered space (garage)
• Security: Smoke detector(s)
• Utilities: Cable not available
• Home design: 4 stories; Entry located on level 2; Attached property
• Construction: Block construction; Resale property
• Exterior features: Fenced; Exterior lighting; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Storage room
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Closet cabinetry; Elevator; First-floor entry; Living/dining room; Pantry; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $255k (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: crime A+, commute A+, employment 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.
• 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) — zoned schools average 38% FRL vs 64% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $4,245/mo this rent would consume 57% 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 $20k of equity ($2k loan paydown + $18k 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 $81k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 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 1968 — 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: 1.46% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 5.7

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: 15.6%
• Equity multiple: 2.03×
• Total profit: $83,774
• Equity at exit: $184,584

10-year hold

• IRR: 14.1%
• Equity multiple: 3.68×
• Total profit: $217,666
• Equity at exit: $336,719

Cash invested: $81,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $4,245 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$384 /mo · $4,613/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$751
• Vacancy / Maint / Mgmt: −$891
• Net cashflow: $150

Break-even live

Break-even rent $4,055

Max offer price $290,000

Occupancy floor 91%

Sensitivity live

Price	-10% $314	-5% $232	+0% $150	+5% $68	+10% $-14
Rent	-10% $-186	-5% $-18	+0% $150	+5% $317	+10% $485
Rate	-1.0pp $296	-0.5pp $224	base $150	+0.5pp $75	+1.0pp $-2

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $751 · $9,012/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-22
   days on market $290,000 Active 327 DOM
2. 2026-06-18
   days on market $290,000 Active 324 DOM
3. 2026-06-17
   days on market $290,000 Active 323 DOM
4. 2026-06-16
   days on market $290,000 Active 322 DOM
5. 2026-06-15
   days on market $290,000 Active 321 DOM
6. 2026-06-13
   days on market $290,000 Active 319 DOM
7. 2026-06-09
   days on market $290,000 Active 315 DOM
8. 2026-06-08
   days on market $290,000 Active 314 DOM
9. 2026-06-08
   days on market $290,000 Active 313 DOM
10. 2026-06-04
    days on market $290,000 Active 310 DOM
11. 2026-06-03
    days on market $290,000 Active 309 DOM
12. 2026-06-02
    days on market $290,000 Active 308 DOM
13. 2026-06-01
    days on market $290,000 Active 307 DOM
14. 2026-05-31
    days on market $290,000 Active 306 DOM
15. 2025-07-07
    listed $290,000 Active
16. 2025-01-03
    historical $2,000
17. 2024-11-22
    price $2,000
18. 2024-10-17
    price $2,050
19. 2024-10-08
    price $2,100
20. 2024-09-25
    price $2,200
21. 2024-08-10
    listed $2,300
22. 2023-10-17
    soldstatus $310,000
23. 2023-10-13
    soldstatus $310,000 Closed 711-char remark

    Show marketing remark (711 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A + SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home!

24. 2023-09-16
    status Pending 711-char remark

    Show marketing remark (711 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A + SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home!

25. 2023-08-18
    price $310,000 711-char remark

    Show marketing remark (711 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A + SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home!

26. 2023-08-01
    listed $31,000 Active 711-char remark

    Show marketing remark (711 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A + SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home!

27. 2017-12-28
    soldstatus $170,000
28. 2017-12-22
    soldstatus $170,000 Sold 822-char remark

    Show marketing remark (822 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Keep the long term, mo. to mo. tenant or move in yourself. No age restrictions. Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home! Click 360 Virtual tour link below

29. 2017-11-24
    status Pending 822-char remark

    Show marketing remark (822 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Keep the long term, mo. to mo. tenant or move in yourself. No age restrictions. Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home! Click 360 Virtual tour link below

30. 2017-11-13
    price $175,000 822-char remark

    Show marketing remark (822 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Keep the long term, mo. to mo. tenant or move in yourself. No age restrictions. Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home! Click 360 Virtual tour link below

31. 2017-10-04
    listed $190,000 Active 822-char remark

    Show marketing remark (822 chars)

    HUGE UNIT! Very well kept, Large 1BDR, 1 & 1/2 bath with extra storage in Bay Harbor Islands! A SCHOOLS, walk to world Famous Bal Harbor Mall, house of worship, Park, dog park, beach, cafes, Publix, Post office & more! Covered, assigned parking under building, elevator, guest parking in front of building. Only 12 units! Gated Pool. Party room w/ restrooms & kitchen near pool. Small pets ok. Can rent Immediately! Keep the long term, mo. to mo. tenant or move in yourself. No age restrictions. Wonderful opportunity to own in a small building located in a fantastic area of SFL! Bay Harbor Islands is a beautiful hidden gem tucked behind Surfside and Bal Harbor that is undergoing a major redevelopment, LOCATION * LOCATION * LOCATION! A wonderful place to call home! Click 360 Virtual tour link below

32. 2003-01-27
    soldstatus $120,000
33. 1997-07-31
    soldstatus $55,000
34. 1993-08-04
    soldstatus $49,000

ⓘ 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: $4,613 · $384/mo
• Projected year-2 tax: $4,613 · $384/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 29 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: $50,938
• − Mortgage interest: −$16,245
• − Property taxes: −$4,613
• − Insurance: −$6,568
• − Repairs & maintenance: −$4,075
• − Management: −$4,075
• − HOA: −$9,012
• − Depreciation: −$8,436
• Taxable loss: −$2,087
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $2,299/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

+491.8% since first listed

20 events — show timeline

• 2025-07-07 Listed $290,000 MARMLS
• 2025-01-03 Rental Removed $2,000 MARMLS
• 2024-11-22 Price Changed $2,000 MARMLS
• 2024-10-17 Price Changed $2,050 MARMLS
• 2024-10-08 Price Changed $2,100 MARMLS
• 2024-09-25 Price Changed $2,200 MARMLS
• 2024-08-10 Listed for Rent $2,300 MARMLS
• 2023-10-17 Sold (Public Records) $310,000 Public Records
• 2023-10-13 Sold (MLS) $310,000 MARMLS
• 2023-09-16 Pending — MARMLS
• 2023-08-18 Price Changed $310,000 MARMLS
• 2023-08-01 Listed $31,000 MARMLS
• 2017-12-28 Sold (Public Records) $170,000 Public Records
• 2017-12-22 Sold (MLS) $170,000 MARMLS
• 2017-11-24 Pending — MARMLS
• 2017-11-13 Price Changed $175,000 MARMLS
• 2017-10-04 Listed $190,000 MARMLS
• 2003-01-27 Sold (Public Records) $120,000 Public Records
• 1997-07-31 Sold (Public Records) $55,000 Public Records
• 1993-08-04 Sold (Public Records) $49,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $4,613 · -3.6% YoY. Source: county tax records.