1075 93rd St #206 · Bay Harbor Islands, FL 33154

$280,000

1 bd · 1.0 ba · 840 sqft · Condo public records · 14 Days on market

Built 1967 $829/mo HOA · 20% 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 +22.4/30.0
• 1% rule +9.8/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks

Exceptional opportunity in the heart of Bay Harbor Islands! This beautifully renovated and fully furnished 2-bedroom, 1.5-bath residence is located within a secure gated community and offers the perfect combination of comfort, convenience, and investment potential. Thoughtfully updated throughout, the unit features stylish vinyl flooring, a modern kitchen, renovated bathrooms, a newer A/C system, a spacious walk-in closet, and washer/dryer connections inside the unit. Residents enjoy excellent building amenities, including a swimming pool, new elevator, assigned parking, additional storage, and pest control service included in the maintenance fee. The association maintains solid reserves an

Key facts

• Gated community
• Renovated bathrooms
• Swimming pool

Tags

• GATED COMMUNITY
• MODERN KITCHEN
• RENOVATED BATHROOMS
• SPACIOUS WALK-IN CLOSET
• WASHER DRYER CONNECTIONS
• SWIMMING POOL

Property features AI

Finance

• Other: 26 units in the community; Association fee listed as a monthly amount
• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee; Association amenities include bike storage, laundry, barbecue, picnic area, pool, storage, and elevator(s); Association covers management, amenities, common areas, hot water, insurance, laundry, grounds maintenance, structure maintenance, sewer, trash, and water

Exterior

• Parking: Assigned detached garage space; 1 covered parking space
• Security: Complex fenced; Intercom; Key card entry
• Utilities: Association pool; Association-provided hot water; Water included in association services; Sewer included in association services; Trash service included in association services
• Home design: Attached property; 4-story building; Entry on level 2; Updated/remodeled; Exterior lighting
• Construction: Block construction; Effective year built
• Exterior features: Courtyard; Fence; Patio

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; Bidet
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds; Accessible elevator installed; Furnished; Breakfast bar; Breakfast area; Living/dining room; Pantry; Tub with shower; Closet cabinetry; Walk-in closet(s); First floor entry; Main living area entry level; Handicap access; Convertible bedroom
• Laundry & utility: Washer hookup; Dryer hookup; Common area laundry; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $37 ($448/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).

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); 522 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 $4,130/mo this rent would consume 55% 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 $19k of equity ($2k loan paydown + $17k 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 $78k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
• 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 5.6

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: 14.2%
• Equity multiple: 1.94×
• Total profit: $74,039
• Equity at exit: $178,219

10-year hold

• IRR: 13.0%
• Equity multiple: 3.49×
• Total profit: $195,370
• Equity at exit: $325,108

Cash invested: $78,400 (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: 522
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $4,130 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$385 /mo · $4,619/yr
• Insurance: −$117
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$829
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $37

Break-even live

Break-even rent $4,083

Max offer price $280,000

Occupancy floor 94%

Sensitivity live

Price	-10% $196	-5% $117	+0% $37	+5% $-42	+10% $-121
Rent	-10% $-289	-5% $-126	+0% $37	+5% $200	+10% $364
Rate	-1.0pp $178	-0.5pp $109	base $37	+0.5pp $-35	+1.0pp $-109

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $829 · $9,948/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $280,000 Active 14 DOM
2. 2026-06-17
   days on market $280,000 Active 13 DOM
3. 2026-06-16
   days on market $280,000 Active 12 DOM
4. 2026-06-15
   days on market $280,000 Active 11 DOM
5. 2026-06-13
   days on market $280,000 Active 9 DOM
6. 2026-06-09
   days on market $280,000 Active 5 DOM
7. 2026-06-08
   days on market $280,000 Active 4 DOM
8. 2026-06-07
   pricedays on marketlisting id $280,000 Active 3 DOM
9. 2026-03-27
   listed $310,000 Active
10. 2022-05-18
    soldstatus $286,200
11. 2022-03-28
    listed $285,000 Active
12. 2020-08-17
    historical
13. 2020-07-14
    listed $257,000 Active
14. 2014-10-07
    soldstatus $131,969 Sold
15. 2014-05-27
    status Pending
16. 2014-05-13
    listed $131,000 Active
17. 2013-10-08
    historical
18. 2013-08-28
    listed $128,500 Active
19. 2005-03-04
    soldstatus $168,500
20. 2004-05-06
    soldstatus $129,000
21. 2001-02-12
    soldstatus $67,000

ⓘ 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: $4,619 · $385/mo
• Projected year-2 tax: $4,619 · $385/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 · 28 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: $49,561
• − Mortgage interest: −$15,684
• − Property taxes: −$4,619
• − Insurance: −$6,518
• − Repairs & maintenance: −$3,965
• − Management: −$3,965
• − HOA: −$9,948
• − Depreciation: −$8,145
• Taxable loss: −$3,284
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $1,236/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

+362.7% since first listed

13 events — show timeline

• 2026-03-27 Listed $310,000 MARMLS
• 2022-05-18 Sold (Public Records) $286,200 Public Records
• 2022-03-28 Listed $285,000 MARMLS
• 2020-08-17 Listing Removed — MARMLS
• 2020-07-14 Listed $257,000 MARMLS
• 2014-10-07 Sold (MLS) $131,969 MARMLS
• 2014-05-27 Pending — MARMLS
• 2014-05-13 Listed $131,000 MARMLS
• 2013-10-08 Listing Removed — MARMLS
• 2013-08-28 Listed $128,500 MARMLS
• 2005-03-04 Sold (Public Records) $168,500 Public Records
• 2004-05-06 Sold (Public Records) $129,000 Public Records
• 2001-02-12 Sold (Public Records) $67,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,619 · +1.8% YoY. Source: county tax records.