1142 99th St #23 · Bay Harbor Islands, FL 33154

$360,000

2 bd · 2.0 ba · 1,036 sqft · Condo public records · 84 Days on market

Built 1957 $625/mo HOA · 14% 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 +18.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.8/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks MLS

Bay Harbor Islands: beautiful 2 bedroom/2 bathroom condo at the Evening Star Condominium. Spacious layout with tile floors in the living areas and wood floors in the bedrooms. Large master suite with a walk-in closet and private bathroom. There is a balcony off of the living room. Great location, walking distance to shopping & restaurants and a short bike ride to the beach and Bal Harbour Shops. Condo has a washer and dryer inside the unit and comes with 1 assigned parking space. Building has completed its 40-year recertification. Pets under 40 pounds and renting are allowed. Zoned for A-rated Bay Harbor elementary and middle school.

Key facts

• Private balcony
• Oversized closets
• Abundant storage

Tags

• PRIVATE BALCONY
• OPEN LIVING AND DINING AREA
• OVERSIZED CLOSETS
• ABUNDANT STORAGE
• IN-UNIT WASHER AND DRYER
• WALKABLE NEIGHBORHOODS

Property features AI

Finance

• Other: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $625; Association fee covers structure maintenance, sewer and water

Exterior

• Parking: One parking space
• Utilities: Water service included in association; Sewer service included in association; Power available
• Home design: 2 stories; Second-floor entry; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Courtyard

Interior

• Kitchen: Built-in oven; Dishwasher; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Blinds on windows; Second-floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (4.7% below list).
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $338k (6.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,369/mo this rent would consume 59% 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 $25k of equity ($2k loan paydown + $22k 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.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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.
• Current owner paid $275k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — 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 $338,400 (6.0% 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 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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: 1.21% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• 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: 13.1%
• Equity multiple: 1.88×
• Total profit: $88,462
• Equity at exit: $229,139

10-year hold

• IRR: 12.4%
• Equity multiple: 3.41×
• Total profit: $242,708
• Equity at exit: $417,996

Cash invested: $100,800 (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: $4,369 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$457 /mo · $5,482/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$625
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $-95

Break-even live

Break-even rent $4,489

Max offer price $343,219

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $7	+0% $-95	+5% $-197	+10% $-299
Rent	-10% $-440	-5% $-268	+0% $-95	+5% $78	+10% $250
Rate	-1.0pp $86	-0.5pp $-3	base $-95	+0.5pp $-188	+1.0pp $-283

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9703 Collins Ave Bal Harbour, FL	1.0–2.0	1.0–2.0	1401	$26,000	$18.56	25d	2	0.59mi
9703 Collins Ave #1006 Bal Harbour, FL	1.0	1.0	1261	$26,000	$20.62	23d	1	0.59mi
10295 Collins Ave #1613 Bal Harbour, FL	1.0	1.5	1147	$27,500	$23.98	25d	1	0.87mi
8701 Collins Ave #304 Surfside, FL	2.0	2.5	1457	$25,000	$17.16	25d	1	1.32mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-05-19
   status Pending
2. 2026-02-22
   listed $360,000 Active
3. 2026-02-15
   historical $2,800
4. 2026-02-15
   historical
5. 2026-01-22
   price $2,800
6. 2026-01-10
   price $365,000
7. 2026-01-01
   listed $3,000
8. 2025-12-21
   historical $3,000
9. 2025-12-18
   listed $3,000
10. 2025-11-21
    historical $3,000
11. 2025-09-26
    listed $3,000
12. 2025-08-13
    price $374,000
13. 2025-06-25
    listed $380,000 Active
14. 2023-11-14
    historical $2,800
15. 2023-08-17
    listed $2,800
16. 2021-08-03
    soldstatus $275,000
17. 2021-07-26
    soldstatus $275,000 Closed 647-char remark

    Show marketing remark (647 chars)

    Bay Harbor Islands: beautiful 2 bedroom/2 bathroom condo at the Evening Star Condominium. Spacious layout with tile floors in the living areas and wood floors in the bedrooms. Large master suite with a walk-in closet and private bathroom. There is a balcony off of the living room. Great location, walking distance to shopping & restaurants and a short bike ride to the beach and Bal Harbour Shops. Condo has a washer and dryer inside the unit and comes with 1 assigned parking space. Building has completed its 40-year recertification. Pets under 40 pounds and renting are allowed. Zoned for A-rated Bay Harbor elementary and middle school.

18. 2021-07-16
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Bay Harbor Islands: beautiful 2 bedroom/2 bathroom condo at the Evening Star Condominium. Spacious layout with tile floors in the living areas and wood floors in the bedrooms. Large master suite with a walk-in closet and private bathroom. There is a balcony off of the living room. Great location, walking distance to shopping & restaurants and a short bike ride to the beach and Bal Harbour Shops. Condo has a washer and dryer inside the unit and comes with 1 assigned parking space. Building has completed its 40-year recertification. Pets under 40 pounds and renting are allowed. Zoned for A-rated Bay Harbor elementary and middle school.

19. 2021-06-08
    historical Active Under Contract 647-char remark

    Show marketing remark (647 chars)

    Bay Harbor Islands: beautiful 2 bedroom/2 bathroom condo at the Evening Star Condominium. Spacious layout with tile floors in the living areas and wood floors in the bedrooms. Large master suite with a walk-in closet and private bathroom. There is a balcony off of the living room. Great location, walking distance to shopping & restaurants and a short bike ride to the beach and Bal Harbour Shops. Condo has a washer and dryer inside the unit and comes with 1 assigned parking space. Building has completed its 40-year recertification. Pets under 40 pounds and renting are allowed. Zoned for A-rated Bay Harbor elementary and middle school.

20. 2021-05-16
    listed $279,000 Active 647-char remark

    Show marketing remark (647 chars)

    Bay Harbor Islands: beautiful 2 bedroom/2 bathroom condo at the Evening Star Condominium. Spacious layout with tile floors in the living areas and wood floors in the bedrooms. Large master suite with a walk-in closet and private bathroom. There is a balcony off of the living room. Great location, walking distance to shopping & restaurants and a short bike ride to the beach and Bal Harbour Shops. Condo has a washer and dryer inside the unit and comes with 1 assigned parking space. Building has completed its 40-year recertification. Pets under 40 pounds and renting are allowed. Zoned for A-rated Bay Harbor elementary and middle school.

21. 2020-02-19
    historical
22. 2020-02-19
    listed $160,000
23. 2011-05-23
    soldstatus $123,500

ⓘ 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: $5,482 · $457/mo
• Projected year-2 tax: $5,482 · $457/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: $52,425
• − Mortgage interest: −$20,166
• − Property taxes: −$5,482
• − Insurance: −$6,919
• − Repairs & maintenance: −$4,194
• − Management: −$4,194
• − HOA: −$7,500
• − Depreciation: −$10,473
• Taxable loss: −$6,502
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $421/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

+191.5% since first listed

23 events — show timeline

• 2026-05-19 Pending — MARMLS
• 2026-02-22 Listed $360,000 MARMLS
• 2026-02-15 Rental Removed $2,800 MARMLS
• 2026-02-15 Listing Removed — MARMLS
• 2026-01-22 Price Changed $2,800 MARMLS
• 2026-01-10 Price Changed $365,000 MARMLS
• 2026-01-01 Listed for Rent $3,000 MARMLS
• 2025-12-21 Rental Removed $3,000 MARMLS
• 2025-12-18 Listed for Rent $3,000 MARMLS
• 2025-11-21 Rental Removed $3,000 MARMLS
• 2025-09-26 Listed for Rent $3,000 MARMLS
• 2025-08-13 Price Changed $374,000 MARMLS
• 2025-06-25 Listed $380,000 MARMLS
• 2023-11-14 Rental Removed $2,800 MARMLS
• 2023-08-17 Listed for Rent $2,800 MARMLS
• 2021-08-03 Sold (Public Records) $275,000 Public Records
• 2021-07-26 Sold (MLS) $275,000 MARMLS
• 2021-07-16 Pending — MARMLS
• 2021-06-08 Contingent — MARMLS
• 2021-05-16 Listed $279,000 MARMLS
• 2020-02-19 Listed $160,000 MARMLS
• 2020-02-19 Listing Removed — MARMLS
• 2011-05-23 Sold (MLS) $123,500 MARMLS

Property tax history

+9.1%/yr

Latest (2025): $5,482 · +8.5% YoY. Source: county tax records.