9500 W Bay Harbor Dr Unit 2G · Bay Harbor Islands, FL 33154

$375,000

1 bd · 1.0 ba · 975 sqft · Condo public records · 59 Days on market

Built 1965 $900/mo HOA · 21% 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 +18.7/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.9/10.0
• 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

Live the Bay Harbor Life! Rise and shine with gorgeous sunrises in this delightful updated unit in a boutique condo on the intracoastal. Enjoy easy living with open-flow living and dining, opening to a huge balcony- perfect for relaxation or entertaining. Home chefs will enjoy the bright updated kitchen, where cooking’s a breeze. Unwind in the oversized en-suite retreat with large spa-like bath and dual closets including an incredible walk-in closet. Updated powder room, impact windows-doors, and separate 1st floor storage unit. Amenities include assigned parking, updated club room and a beautiful waterfront pool perfect for enjoying breathtaking sunsets. An ideal getaway in a great Bay Harbor Islands location, near Bal Harbor shops and just a block to Ruth K. Broad Bay Harbor K-8 Center.

Key facts

• Additional half bath
• Ample closet space
• Tile flooring

Tags

• TILE FLOORING
• UPDATED KITCHEN
• LARGE PRIVATE BALCONY
• WELL-PROPORTIONED BEDROOM
• AMPLE CLOSET SPACE
• ADDITIONAL HALF BATH

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $900; Association covers common areas and insurance; Community amenities include clubhouse, elevators, laundry, and pool

Exterior

• Parking: Garage with 1 covered space
• Security: Key card entry; Phone entry
• Utilities: Cable available
• Home design: Property is attached; 7-story building; Entry on level 2; Resale unit
• Construction: Block construction
• Exterior features: Balcony; Deck; Open patio/porch; Barbecue; Fence; Heated pool; Bayfront waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Family/dining room; First floor entry; Kitchen/dining combo
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-53 ($-639/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (2.5% below list).
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $364k (3.0% 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 $4,382/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 $26k of equity ($3k loan paydown + $23k 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 $105k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 13y ago; this cycle's ask is 14900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $272k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,750 (3.0% 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 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.17% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 7.1

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: $95,439
• Equity at exit: $238,687

10-year hold

• IRR: 12.8%
• Equity multiple: 3.48×
• Total profit: $260,883
• Equity at exit: $435,412

Cash invested: $105,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,382 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$900
• Vacancy / Maint / Mgmt: −$920
• Net cashflow: $-53

Break-even live

Break-even rent $4,450

Max offer price $365,591

Occupancy floor 96%

Sensitivity live

Price	-10% $159	-5% $53	+0% $-53	+5% $-159	+10% $-715
Rent	-10% $-399	-5% $-226	+0% $-53	+5% $120	+10% $293
Rate	-1.0pp $136	-0.5pp $42	base $-53	+0.5pp $-150	+1.0pp $-249

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $375,000 Active 59 DOM
2. 2026-06-18
   pricedays on market $375,000 Active 56 DOM
3. 2026-06-09
   days on market $349,900 Active 53 DOM
4. 2026-06-08
   days on market $349,900 Active 52 DOM
5. 2026-06-07
   days on market $349,900 Active 51 DOM
6. 2026-06-04
   days on market $349,900 Active 48 DOM
7. 2026-06-03
   days on market $349,900 Active 47 DOM
8. 2026-06-02
   days on market $349,900 Active 46 DOM
9. 2026-06-01
   days on market $349,900 Active 45 DOM
10. 2026-05-31
    days on market $349,900 Active 44 DOM
11. 2026-04-29
    price $349,900
12. 2026-04-18
    listed $2,500
13. 2026-04-17
    listed $359,000 Active
14. 2026-03-21
    historical $2,500
15. 2026-03-20
    historical
16. 2026-03-06
    listed $2,500
17. 2026-03-05
    price $349,900
18. 2026-01-28
    price $369,900
19. 2026-01-11
    historical $2,600
20. 2025-12-05
    listed $2,600
21. 2025-12-03
    status Active
22. 2025-12-03
    price $389,000
23. 2025-11-05
    historical $2,600
24. 2025-11-04
    historical Active Under Contract
25. 2025-09-19
    listed $379,000 Active
26. 2025-08-12
    price $2,600
27. 2025-07-22
    price $2,700
28. 2025-07-02
    price $2,800
29. 2025-06-19
    price $2,900
30. 2025-06-13
    listed $3,000
31. 2021-07-23
    soldstatus $272,000
32. 2021-07-19
    historical 805-char remark

    Show marketing remark (805 chars)

    Live the Bay Harbor Life! Rise and shine with gorgeous sunrises in this delightful updated unit in a boutique condo on the intracoastal. Enjoy easy living with open-flow living and dining, opening to a huge balcony- perfect for relaxation or entertaining. Home chefs will enjoy the bright updated kitchen, where cooking’s a breeze. Unwind in the oversized en-suite retreat with large spa-like bath and dual closets including an incredible walk-in closet. Updated powder room, impact windows-doors, and separate 1st floor storage unit. Amenities include assigned parking, updated club room and a beautiful waterfront pool perfect for enjoying breathtaking sunsets. An ideal getaway in a great Bay Harbor Islands location, near Bal Harbor shops and just a block to Ruth K. Broad Bay Harbor K-8 Center.

33. 2021-07-15
    soldstatus $272,000 Closed 805-char remark

    Show marketing remark (805 chars)

    Live the Bay Harbor Life! Rise and shine with gorgeous sunrises in this delightful updated unit in a boutique condo on the intracoastal. Enjoy easy living with open-flow living and dining, opening to a huge balcony- perfect for relaxation or entertaining. Home chefs will enjoy the bright updated kitchen, where cooking’s a breeze. Unwind in the oversized en-suite retreat with large spa-like bath and dual closets including an incredible walk-in closet. Updated powder room, impact windows-doors, and separate 1st floor storage unit. Amenities include assigned parking, updated club room and a beautiful waterfront pool perfect for enjoying breathtaking sunsets. An ideal getaway in a great Bay Harbor Islands location, near Bal Harbor shops and just a block to Ruth K. Broad Bay Harbor K-8 Center.

34. 2021-06-03
    status Pending 805-char remark

    Show marketing remark (805 chars)

    Live the Bay Harbor Life! Rise and shine with gorgeous sunrises in this delightful updated unit in a boutique condo on the intracoastal. Enjoy easy living with open-flow living and dining, opening to a huge balcony- perfect for relaxation or entertaining. Home chefs will enjoy the bright updated kitchen, where cooking’s a breeze. Unwind in the oversized en-suite retreat with large spa-like bath and dual closets including an incredible walk-in closet. Updated powder room, impact windows-doors, and separate 1st floor storage unit. Amenities include assigned parking, updated club room and a beautiful waterfront pool perfect for enjoying breathtaking sunsets. An ideal getaway in a great Bay Harbor Islands location, near Bal Harbor shops and just a block to Ruth K. Broad Bay Harbor K-8 Center.

35. 2021-05-18
    price $279,000 805-char remark

    Show marketing remark (805 chars)

    Live the Bay Harbor Life! Rise and shine with gorgeous sunrises in this delightful updated unit in a boutique condo on the intracoastal. Enjoy easy living with open-flow living and dining, opening to a huge balcony- perfect for relaxation or entertaining. Home chefs will enjoy the bright updated kitchen, where cooking’s a breeze. Unwind in the oversized en-suite retreat with large spa-like bath and dual closets including an incredible walk-in closet. Updated powder room, impact windows-doors, and separate 1st floor storage unit. Amenities include assigned parking, updated club room and a beautiful waterfront pool perfect for enjoying breathtaking sunsets. An ideal getaway in a great Bay Harbor Islands location, near Bal Harbor shops and just a block to Ruth K. Broad Bay Harbor K-8 Center.

36. 2021-05-05
    listed $289,000 Active 805-char remark

    Show marketing remark (805 chars)

    Live the Bay Harbor Life! Rise and shine with gorgeous sunrises in this delightful updated unit in a boutique condo on the intracoastal. Enjoy easy living with open-flow living and dining, opening to a huge balcony- perfect for relaxation or entertaining. Home chefs will enjoy the bright updated kitchen, where cooking’s a breeze. Unwind in the oversized en-suite retreat with large spa-like bath and dual closets including an incredible walk-in closet. Updated powder room, impact windows-doors, and separate 1st floor storage unit. Amenities include assigned parking, updated club room and a beautiful waterfront pool perfect for enjoying breathtaking sunsets. An ideal getaway in a great Bay Harbor Islands location, near Bal Harbor shops and just a block to Ruth K. Broad Bay Harbor K-8 Center.

37. 2019-01-17
    historical
38. 2018-12-14
    price $239,000
39. 2018-08-02
    price $255,000
40. 2018-06-10
    historical
41. 2018-05-11
    price $275,000
42. 2018-04-12
    listed $265,000 Active
43. 2018-02-16
    price $295,000
44. 2018-01-10
    listed $310,000 Active
45. 2017-08-02
    historical
46. 2017-05-21
    price $320,000
47. 2017-02-07
    listed $274,900 Active
48. 2017-01-25
    historical
49. 2016-07-27
    listed $299,900 Active
50. 2014-09-24
    historical

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$2,320/yr (+$193/mo · 292.8%)

ⓘ 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 · 27 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: $52,589
• − Mortgage interest: −$21,006
• − Property taxes: −$792
• − Insurance: −$6,994
• − Repairs & maintenance: −$4,207
• − Management: −$4,207
• − HOA: −$10,800
• − Depreciation: −$10,909
• Taxable loss: −$6,326
• Est. tax savings @ 24.0%: +$1,518
• After-tax cash flow: $879/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

+270.3% since first listed

42 events — show timeline

• 2026-04-29 Price Changed $349,900 MARMLS
• 2026-04-18 Listed for Rent $2,500 MARMLS
• 2026-04-17 Listed $359,000 MARMLS
• 2026-03-21 Rental Removed $2,500 MARMLS
• 2026-03-20 Listing Removed — MARMLS
• 2026-03-06 Listed for Rent $2,500 MARMLS
• 2026-03-05 Price Changed $349,900 MARMLS
• 2026-01-28 Price Changed $369,900 MARMLS
• 2026-01-11 Rental Removed $2,600 MARMLS
• 2025-12-05 Listed for Rent $2,600 MARMLS
• 2025-12-03 Relisted — MARMLS
• 2025-12-03 Price Changed $389,000 MARMLS
• 2025-11-05 Rental Removed $2,600 MARMLS
• 2025-11-04 Contingent — MARMLS
• 2025-09-19 Listed $379,000 MARMLS
• 2025-08-12 Price Changed $2,600 MARMLS
• 2025-07-22 Price Changed $2,700 MARMLS
• 2025-07-02 Price Changed $2,800 MARMLS
• 2025-06-19 Price Changed $2,900 MARMLS
• 2025-06-13 Listed for Rent $3,000 MARMLS
• 2021-07-23 Sold (Public Records) $272,000 Public Records
• 2021-07-19 Listing Removed — MARMLS
• 2021-07-15 Sold (MLS) $272,000 MARMLS
• 2021-06-03 Pending — MARMLS
• 2021-05-18 Price Changed $279,000 MARMLS
• 2021-05-05 Listed $289,000 MARMLS
• 2019-01-17 Listing Removed — MARMLS
• 2018-12-14 Price Changed $239,000 MARMLS
• 2018-08-02 Price Changed $255,000 MARMLS
• 2018-06-10 Listing Removed — MARMLS
• 2018-05-11 Price Changed $275,000 MARMLS
• 2018-04-12 Listed $265,000 MARMLS
• 2018-02-16 Price Changed $295,000 MARMLS
• 2018-01-10 Listed $310,000 MARMLS
• 2017-08-02 Listing Removed — MARMLS
• 2017-05-21 Price Changed $320,000 MARMLS
• 2017-02-07 Listed $274,900 MARMLS
• 2017-01-25 Listing Removed — MARMLS
• 2016-07-27 Listed $299,900 MARMLS
• 2014-09-24 Listing Removed — MARMLS
• 2013-12-04 Listed $210,000 MARMLS
• 2001-06-20 Sold (Public Records) $94,500 Public Records

Property tax history

-1.5%/yr

Latest (2025): $792 · +6.0% YoY. Source: county tax records.