1120 102nd St #15 · Bay Harbor Islands, FL 33154

$345,900

1 bd · 1.0 ba · 810 sqft · Condo public records · 268 Days on market

Built 1964 $650/mo HOA · 16% of rent

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Why this score? — see what drove the C+ 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 +19.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.1/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks

REDUCED FOR FAST SALE! Beautiful 1Bedroom 1Bath in the heart of Bay Harbor Islands. One parking space included. Only 24 units in the building. Unit is on the second floor.

Key facts

• $650 HOA
• Parking
• Built 1964

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee (around $650); Association covers hot water, laundry, grounds maintenance, sewer, trash and water; Elevator in the building

Exterior

• Parking: One designated parking space
• Home design: 3-story property; Entry level is 2
• Construction: Block construction; Resale property
• Exterior features: Faces west; Entry on the 2nd level

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining room; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $346k.

Deal economics

• At list price, monthly cash flow is $-46 ($-552/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (2.3% below list).
• Meets the 1% rule at list price ($4k rent vs $346k).
• Recommended offer: $304k (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 $4,158/mo this rent would consume 56% 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 $24k of equity ($2k loan paydown + $21k 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 $97k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 9y ago; this cycle's ask is 15988% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $162k; list at $346k implies a 114% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,392 (12.0% 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 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. 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.
11. 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.
12. 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: 1.20% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 6.9

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: 13.6%
• Equity multiple: 1.91×
• Total profit: $87,949
• Equity at exit: $220,165

10-year hold

• IRR: 12.8%
• Equity multiple: 3.48×
• Total profit: $239,738
• Equity at exit: $401,624

Cash invested: $96,852 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,158 medium
• Mortgage (P&I): −$1,814
• Tax from tax record: −$296 /mo · $3,558/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $-46

Break-even live

Break-even rent $4,217

Max offer price $337,776

Occupancy floor 96%

Sensitivity live

Price	-10% $150	-5% $52	+0% $-46	+5% $-144	+10% $-242
Rent	-10% $-374	-5% $-210	+0% $-46	+5% $118	+10% $283
Rate	-1.0pp $128	-0.5pp $42	base $-46	+0.5pp $-136	+1.0pp $-227

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: $86,475
• Closing costs: $10,377
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $345,900 Active 268 DOM
2. 2026-06-18
   days on market $345,900 Active 265 DOM
3. 2026-06-17
   days on market $345,900 Active 264 DOM
4. 2026-06-16
   days on market $345,900 Active 263 DOM
5. 2026-06-15
   days on market $345,900 Active 262 DOM
6. 2026-06-13
   days on market $345,900 Active 260 DOM
7. 2026-06-09
   days on market $345,900 Active 256 DOM
8. 2026-06-08
   days on market $345,900 Active 255 DOM
9. 2026-06-08
   days on market $345,900 Active 254 DOM
10. 2026-06-04
    days on market $345,900 Active 251 DOM
11. 2026-06-03
    days on market $345,900 Active 250 DOM
12. 2026-06-02
    days on market $345,900 Active 249 DOM
13. 2026-06-01
    days on market $345,900 Active 248 DOM
14. 2026-05-31
    days on market $345,900 Active 247 DOM
15. 2026-05-21
    price $1,900
16. 2026-05-20
    price $345,900
17. 2026-05-05
    price $1,950
18. 2026-03-24
    price $2,090
19. 2026-03-23
    price $349,000
20. 2026-03-04
    listed $2,150
21. 2026-02-28
    status Active
22. 2026-02-21
    historical $1,800
23. 2026-02-17
    listed $1,800
24. 2026-02-15
    historical Active Under Contract
25. 2026-02-04
    historical $1,800
26. 2026-01-23
    price $359,000
27. 2026-01-23
    price $3,590,000
28. 2026-01-17
    price $1,800
29. 2026-01-16
    price $369,000
30. 2025-12-11
    price $1,900
31. 2025-11-01
    price $2,000
32. 2025-10-08
    listed $2,100
33. 2025-09-26
    listed $399,000 Active
34. 2025-05-19
    historical
35. 2025-04-18
    status Active
36. 2025-02-18
    status Active
37. 2025-01-10
    historical $2,200
38. 2024-11-30
    price $2,200
39. 2024-11-30
    status Active
40. 2024-11-18
    listed $2,100
41. 2024-11-01
    historical $1,700
42. 2024-10-18
    price $349,900
43. 2024-09-21
    price $1,700
44. 2024-09-04
    listed $1,800
45. 2024-08-02
    listed $379,000 Active
46. 2024-03-26
    historical $1,900
47. 2024-01-12
    listed $1,990
48. 2021-11-05
    historical
49. 2020-11-06
    listed $249,000 Active
50. 2019-06-19
    soldstatus $162,000

ⓘ 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: $3,558 · $296/mo
• Projected year-2 tax: $3,558 · $296/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 · 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: $49,900
• − Mortgage interest: −$19,376
• − Property taxes: −$3,558
• − Insurance: −$6,848
• − Repairs & maintenance: −$3,992
• − Management: −$3,992
• − HOA: −$7,800
• − Depreciation: −$10,063
• Taxable loss: −$5,728
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $823/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

-92.4% since first listed

45 events — show timeline

• 2026-05-21 Price Changed $1,900 MARMLS
• 2026-05-20 Price Changed $345,900 MARMLS
• 2026-05-05 Price Changed $1,950 MARMLS
• 2026-03-24 Price Changed $2,090 MARMLS
• 2026-03-23 Price Changed $349,000 MARMLS
• 2026-03-04 Listed for Rent $2,150 MARMLS
• 2026-02-28 Relisted — MARMLS
• 2026-02-21 Rental Removed $1,800 MARMLS
• 2026-02-17 Listed for Rent $1,800 MARMLS
• 2026-02-15 Contingent — MARMLS
• 2026-02-04 Rental Removed $1,800 MARMLS
• 2026-01-23 Price Changed $359,000 MARMLS
• 2026-01-23 Price Changed $3,590,000 MARMLS
• 2026-01-17 Price Changed $1,800 MARMLS
• 2026-01-16 Price Changed $369,000 MARMLS
• 2025-12-11 Price Changed $1,900 MARMLS
• 2025-11-01 Price Changed $2,000 MARMLS
• 2025-10-08 Listed for Rent $2,100 MARMLS
• 2025-09-26 Listed $399,000 MARMLS
• 2025-05-19 Listing Removed — MARMLS
• 2025-04-18 Relisted — MARMLS
• 2025-02-18 Relisted — MARMLS
• 2025-01-10 Rental Removed $2,200 MARMLS
• 2024-11-30 Price Changed $2,200 MARMLS
• 2024-11-30 Relisted — MARMLS
• 2024-11-18 Listed for Rent $2,100 MARMLS
• 2024-11-01 Rental Removed $1,700 MARMLS
• 2024-10-18 Price Changed $349,900 MARMLS
• 2024-09-21 Price Changed $1,700 MARMLS
• 2024-09-04 Listed for Rent $1,800 MARMLS
• 2024-08-02 Listed $379,000 MARMLS
• 2024-03-26 Rental Removed $1,900 MARMLS
• 2024-01-12 Listed for Rent $1,990 MARMLS
• 2021-11-05 Listing Removed — MARMLS
• 2020-11-06 Listed $249,000 MARMLS
• 2019-06-19 Sold (Public Records) $162,000 Public Records
• 2019-06-10 Sold (MLS) $160,000 MARMLS
• 2019-05-09 Pending — MARMLS
• 2017-11-02 Relisted — MARMLS
• 2017-11-01 Listing Removed — MARMLS
• 2017-07-07 Listed $164,000 MARMLS
• 2004-12-08 Sold (Public Records) $116,000 Public Records
• 2001-12-11 Sold (Public Records) $77,500 Public Records
• 1990-09-14 Sold (Public Records) $36,300 Public Records
• 1976-12-01 Sold (Public Records) $24,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,558 · +3.1% YoY. Source: county tax records.