10210 Collins Ave #306 · Bal Harbour, FL 33154

$420,000

1 bd · 1.0 ba · 986 sqft · Condo public records · 169 Days on market

Built 1952 $411/mo HOA · 8% 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 +21.4/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks

Looking for the perfect beach home at a phenomenal price? Then you've found it! Located in prestigious Bal Harbour directly across the street from the beach, this bright and spacious 986/SF residence is located on the top with southern exposure that sheds lots of natural light. Secured boutique building with quaint courtyard. Unit features stainless steel appliances, full size washer/dryer, closet built-ins with an enclosed, oversized balcony. Bathroom and kitchen are completely renovated Laminate wood floors throughout. 1 assigned parking space. Great location within walking distance to Bal Harbour Shops, restaurants and park. Includes beach access.

Key facts

• Quaint courtyard
• Beach access
• Closet built ins

Tags

• BEACH ACCESS
• SECURED BOUTIQUE BUILDING
• QUAINT COURTYARD
• STAINLESS STEEL APPLIANCES
• FULL SIZE WASHER DRYER
• CLOSET BUILT INS

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Quarterly association fee; Association fee includes trash; Community amenities: elevator(s), barbecue, picnic area, trash service

Exterior

• Parking: Has carport (1 space); Electric vehicle charging station; One covered space
• Security: Complex fenced; Phone entry
• Utilities: Central heating and cooling
• Home design: 3 stories; Entry on third floor; Effective year built
• Exterior features: Balcony; Courtyard; Enclosed porch; Porch; Wrap-around screened porch

Interior

• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Third floor entry; Balcony; Enclosed porch; Porch; Courtyard; Wrap-around porch; Screened porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $420k).
• Recommended offer: $370k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#217 in FL, #3,392 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A; Watch: schools C-, 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 $4,848/mo this rent would consume 65% 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 $29k of equity ($3k loan paydown + $26k 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 $118k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 10y ago; this cycle's ask is 13900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $220k; list at $420k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $369,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1952 — 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. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 7.2

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: 15.8%
• Equity multiple: 2.05×
• Total profit: $123,184
• Equity at exit: $267,329

10-year hold

• IRR: 14.6%
• Equity multiple: 3.78×
• Total profit: $327,292
• Equity at exit: $487,662

Cash invested: $117,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $4,848 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$418 /mo · $5,019/yr
• Insurance: −$175
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$411
• Vacancy / Maint / Mgmt: −$1,018
• Net cashflow: $196

Break-even live

Break-even rent $4,599

Max offer price $420,000

Occupancy floor 91%

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $411 · $4,932/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   status $420,000 Pending 169 DOM
2. 2026-06-17
   days on market $420,000 Active 169 DOM
3. 2026-06-16
   days on market $420,000 Active 168 DOM
4. 2026-06-15
   days on market $420,000 Active 167 DOM
5. 2026-06-13
   days on market $420,000 Active 165 DOM
6. 2026-06-09
   days on market $420,000 Active 161 DOM
7. 2026-06-08
   days on market $420,000 Active 160 DOM
8. 2026-06-07
   days on market $420,000 Active 159 DOM
9. 2026-06-04
   days on market $420,000 Active 156 DOM
10. 2026-06-03
    days on market $420,000 Active 155 DOM
11. 2026-06-02
    days on market $420,000 Active 154 DOM
12. 2026-06-01
    days on market $420,000 Active 153 DOM
13. 2026-05-31
    days on market $420,000 Active 152 DOM
14. 2026-02-20
    listed $3,000
15. 2025-12-06
    historical
16. 2025-12-04
    listed $420,000 Active
17. 2025-12-01
    price $420,000
18. 2025-06-25
    status Active
19. 2025-02-07
    historical Active Under Contract
20. 2024-12-06
    listed $455,000 Active
21. 2024-03-20
    status Active
22. 2024-02-29
    status Active
23. 2024-01-31
    status Active
24. 2023-12-31
    status Active
25. 2023-12-09
    status Active
26. 2023-12-05
    historical $2,850
27. 2023-12-04
    historical Active Under Contract
28. 2023-11-26
    listed $445,000 Active
29. 2023-11-19
    historical
30. 2023-11-19
    status Active
31. 2023-11-18
    listed $2,850
32. 2023-11-18
    listed $2,850 Active
33. 2023-06-13
    listed $3,200 Active
34. 2019-01-04
    soldstatus $220,000
35. 2018-12-27
    soldstatus $220,000 Sold
36. 2018-09-21
    status Pending
37. 2018-09-03
    price $229,999
38. 2018-04-19
    status Active
39. 2017-11-02
    historical
40. 2017-10-19
    price $239,000
41. 2017-08-26
    price $249,000
42. 2017-06-24
    price $259,000
43. 2017-05-14
    listed $269,000 Active
44. 2017-05-08
    historical
45. 2017-01-11
    listed $289,000 Active
46. 2017-01-02
    historical
47. 2016-12-19
    price $292,000
48. 2016-10-12
    listed $299,000 Active
49. 2007-11-14
    soldstatus $170,000
50. 1985-10-01
    soldstatus $60,000

ⓘ 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: $5,019 · $418/mo
• Projected year-2 tax: $5,019 · $418/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: $58,172
• − Mortgage interest: −$23,527
• − Property taxes: −$5,019
• − Insurance: −$7,219
• − Repairs & maintenance: −$4,654
• − Management: −$4,654
• − HOA: −$4,932
• − Depreciation: −$12,218
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $3,328/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 — Bal Harbour

• Score: 76/100
• State rank: #217
• US rank: #3392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bal Harbour, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 14,572
• 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

-95.0% since first listed

37 events — show timeline

• 2026-02-20 Listed for Rent $3,000 MARMLS
• 2025-12-06 Listing Removed — MARMLS
• 2025-12-04 Listed $420,000 MARMLS
• 2025-12-01 Price Changed $420,000 MARMLS
• 2025-06-25 Relisted — MARMLS
• 2025-02-07 Contingent — MARMLS
• 2024-12-06 Listed $455,000 MARMLS
• 2024-03-20 Relisted — MARMLS
• 2024-02-29 Relisted — MARMLS
• 2024-01-31 Relisted — MARMLS
• 2023-12-31 Relisted — MARMLS
• 2023-12-09 Relisted — MARMLS
• 2023-12-05 Rental Removed $2,850 MARMLS
• 2023-12-04 Contingent — MARMLS
• 2023-11-26 Listed $445,000 MARMLS
• 2023-11-19 Listing Removed — MARMLS
• 2023-11-19 Relisted — MARMLS
• 2023-11-18 Listed for Rent $2,850 MARMLS
• 2023-11-18 Listed $2,850 MARMLS
• 2023-06-13 Listed $3,200 MARMLS
• 2019-01-04 Sold (Public Records) $220,000 Public Records
• 2018-12-27 Sold (MLS) $220,000 MARMLS
• 2018-09-21 Pending — MARMLS
• 2018-09-03 Price Changed $229,999 MARMLS
• 2018-04-19 Relisted — MARMLS
• 2017-11-02 Listing Removed — MARMLS
• 2017-10-19 Price Changed $239,000 MARMLS
• 2017-08-26 Price Changed $249,000 MARMLS
• 2017-06-24 Price Changed $259,000 MARMLS
• 2017-05-14 Listed $269,000 MARMLS
• 2017-05-08 Listing Removed — MARMLS
• 2017-01-11 Listed $289,000 MARMLS
• 2017-01-02 Listing Removed — MARMLS
• 2016-12-19 Price Changed $292,000 MARMLS
• 2016-10-12 Listed $299,000 MARMLS
• 2007-11-14 Sold (Public Records) $170,000 Public Records
• 1985-10-01 Sold (Public Records) $60,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,019 · +5.7% YoY. Source: county tax records.