1120 102nd St #7 · Bay Harbor Islands, FL 33154

$345,000

1 bd · 1.0 ba · 810 sqft · Condo public records · 51 Days on market

Built 1964 $641/mo HOA · 15% 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 +19.6/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.2/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks MLS

BEST DEAL IN BAY HARBOR !!! THIS LUXURIOUSLY REMODELED 1 BEDROOM 1 BATHROOM WITH AN EXTRA FLORIDA ROOM WITH PRIVATE ACCESS!! THIS BREATHTAKING UNIT IS ABSOLUTELY SPECTACULAR!! MUST SEE! IT'S ALL BRAND NEW. YOU WILL BE INSPIRED THE MOMENT YOU WALK IN. VERY EASY TO SHOW!! CENTRALLY LOCATED WITH EASY ACCESS TO THE BEACH, RESTAURANTS, BAL HARBOR SHOPS AND MAJOR HIGHWAYS. NO RESTRICTIONS.

Key facts

• On site laundry
• Open floor plan
• Enclosed balcony

Tags

• OPEN FLOOR PLAN
• ENCLOSED BALCONY
• ON SITE LAUNDRY
• ASSIGNED PARKING SPACE
• LARGE STORAGE UNIT
• CLOSE TO BAL HARBOR SHOPS

Property features AI

Finance

• Other: Annual tax amount available (not included per instructions)
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $641; Association covers common areas, parking, sewer, trash and water; Association amenities include a pool

Exterior

• Parking: 1-car garage; One covered parking space
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee; Power (electric)
• Home design: 3-story property; Resale property; Entry on level 1
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (1.6% below list).
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $335k (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); 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 $4,160/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 51 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $180k; list at $345k implies a 92% 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 $334,650 (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 51 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 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. 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. 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.
10. 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.
11. 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: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• 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: 13.8%
• Equity multiple: 1.92×
• Total profit: $88,630
• Equity at exit: $219,592

10-year hold

• IRR: 12.9%
• Equity multiple: 3.49×
• Total profit: $240,979
• Equity at exit: $400,579

Cash invested: $96,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,160 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$296 /mo · $3,558/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$641
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $-31

Break-even live

Break-even rent $4,199

Max offer price $339,528

Occupancy floor 96%

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $641 · $7,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-18
   days on market $345,000 Active 51 DOM
2. 2026-06-17
   days on market $345,000 Active 50 DOM
3. 2026-06-16
   days on market $345,000 Active 49 DOM
4. 2026-06-15
   days on market $345,000 Active 48 DOM
5. 2026-06-13
   days on market $345,000 Active 46 DOM
6. 2026-06-09
   days on market $345,000 Active 42 DOM
7. 2026-06-08
   days on market $345,000 Active 41 DOM
8. 2026-06-07
   days on market $345,000 Active 40 DOM
9. 2026-06-04
   days on market $345,000 Active 37 DOM
10. 2026-06-03
    days on market $345,000 Active 36 DOM
11. 2026-06-02
    days on market $345,000 Active 35 DOM
12. 2026-06-01
    days on market $345,000 Active 34 DOM
13. 2026-05-31
    days on market $345,000 Active 33 DOM
14. 2026-04-27
    listed $345,000 Active
15. 2025-11-18
    listed $1,850
16. 2025-10-01
    historical $1,999
17. 2025-10-01
    price $279,900
18. 2025-10-01
    listed $179,900 Active
19. 2025-06-06
    listed $1,999
20. 2024-08-21
    historical $1,890
21. 2024-08-07
    price $1,890
22. 2024-07-07
    price $1,990
23. 2024-06-12
    price $2,050
24. 2024-02-14
    listed $2,100
25. 2024-01-29
    historical $2,100
26. 2023-11-07
    listed $2,100
27. 2016-09-23
    soldstatus $180,000
28. 2016-09-17
    soldstatus $180,000 Sold 389-char remark

    Show marketing remark (389 chars)

    BEST DEAL IN BAY HARBOR !!! THIS LUXURIOUSLY REMODELED 1 BEDROOM 1 BATHROOM WITH AN EXTRA FLORIDA ROOM WITH PRIVATE ACCESS!! THIS BREATHTAKING UNIT IS ABSOLUTELY SPECTACULAR!! MUST SEE! IT'S ALL BRAND NEW. YOU WILL BE INSPIRED THE MOMENT YOU WALK IN. VERY EASY TO SHOW!! CENTRALLY LOCATED WITH EASY ACCESS TO THE BEACH, RESTAURANTS, BAL HARBOR SHOPS AND MAJOR HIGHWAYS. NO RESTRICTIONS.

29. 2016-06-21
    price $184,000 389-char remark

    Show marketing remark (389 chars)

    BEST DEAL IN BAY HARBOR !!! THIS LUXURIOUSLY REMODELED 1 BEDROOM 1 BATHROOM WITH AN EXTRA FLORIDA ROOM WITH PRIVATE ACCESS!! THIS BREATHTAKING UNIT IS ABSOLUTELY SPECTACULAR!! MUST SEE! IT'S ALL BRAND NEW. YOU WILL BE INSPIRED THE MOMENT YOU WALK IN. VERY EASY TO SHOW!! CENTRALLY LOCATED WITH EASY ACCESS TO THE BEACH, RESTAURANTS, BAL HARBOR SHOPS AND MAJOR HIGHWAYS. NO RESTRICTIONS.

30. 2016-05-10
    price $189,500 389-char remark

    Show marketing remark (389 chars)

    BEST DEAL IN BAY HARBOR !!! THIS LUXURIOUSLY REMODELED 1 BEDROOM 1 BATHROOM WITH AN EXTRA FLORIDA ROOM WITH PRIVATE ACCESS!! THIS BREATHTAKING UNIT IS ABSOLUTELY SPECTACULAR!! MUST SEE! IT'S ALL BRAND NEW. YOU WILL BE INSPIRED THE MOMENT YOU WALK IN. VERY EASY TO SHOW!! CENTRALLY LOCATED WITH EASY ACCESS TO THE BEACH, RESTAURANTS, BAL HARBOR SHOPS AND MAJOR HIGHWAYS. NO RESTRICTIONS.

31. 2016-02-18
    listed $192,500 Active 389-char remark

    Show marketing remark (389 chars)

    BEST DEAL IN BAY HARBOR !!! THIS LUXURIOUSLY REMODELED 1 BEDROOM 1 BATHROOM WITH AN EXTRA FLORIDA ROOM WITH PRIVATE ACCESS!! THIS BREATHTAKING UNIT IS ABSOLUTELY SPECTACULAR!! MUST SEE! IT'S ALL BRAND NEW. YOU WILL BE INSPIRED THE MOMENT YOU WALK IN. VERY EASY TO SHOW!! CENTRALLY LOCATED WITH EASY ACCESS TO THE BEACH, RESTAURANTS, BAL HARBOR SHOPS AND MAJOR HIGHWAYS. NO RESTRICTIONS.

32. 2015-09-09
    historical
33. 2015-08-18
    listed $181,999 Active
34. 2015-08-16
    historical
35. 2015-07-09
    price $182,999
36. 2015-07-02
    price $183,500
37. 2015-06-03
    price $199,500
38. 2014-12-16
    status Active
39. 2014-10-20
    status Pending
40. 2014-09-16
    price $147,000
41. 2014-09-16
    price $155,400
42. 2014-09-16
    price $177,500
43. 2014-09-16
    price $204,300
44. 2014-08-16
    listed $156,500 Active
45. 2004-05-12
    soldstatus $125,000
46. 1976-11-01
    soldstatus $22,900

ⓘ 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: $49,914
• − Mortgage interest: −$19,325
• − Property taxes: −$3,558
• − Insurance: −$6,844
• − Repairs & maintenance: −$3,993
• − Management: −$3,993
• − HOA: −$7,692
• − Depreciation: −$10,036
• Taxable loss: −$5,527
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $955/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

+1406.6% since first listed

33 events — show timeline

• 2026-04-27 Listed $345,000 MARMLS
• 2025-11-18 Listed for Rent $1,850 MARMLS
• 2025-10-01 Rental Removed $1,999 MARMLS
• 2025-10-01 Price Changed $279,900 MARMLS
• 2025-10-01 Listed $179,900 MARMLS
• 2025-06-06 Listed for Rent $1,999 MARMLS
• 2024-08-21 Rental Removed $1,890 MARMLS
• 2024-08-07 Price Changed $1,890 MARMLS
• 2024-07-07 Price Changed $1,990 MARMLS
• 2024-06-12 Price Changed $2,050 MARMLS
• 2024-02-14 Listed for Rent $2,100 MARMLS
• 2024-01-29 Rental Removed $2,100 MARMLS
• 2023-11-07 Listed for Rent $2,100 MARMLS
• 2016-09-23 Sold (Public Records) $180,000 Public Records
• 2016-09-17 Sold (MLS) $180,000 MARMLS
• 2016-06-21 Price Changed $184,000 MARMLS
• 2016-05-10 Price Changed $189,500 MARMLS
• 2016-02-18 Listed $192,500 MARMLS
• 2015-09-09 Listing Removed — MARMLS
• 2015-08-18 Listed $181,999 MARMLS
• 2015-08-16 Listing Removed — MARMLS
• 2015-07-09 Price Changed $182,999 MARMLS
• 2015-07-02 Price Changed $183,500 MARMLS
• 2015-06-03 Price Changed $199,500 MARMLS
• 2014-12-16 Relisted — MARMLS
• 2014-10-20 Pending — MARMLS
• 2014-09-16 Price Changed $204,300 MARMLS
• 2014-09-16 Price Changed $177,500 MARMLS
• 2014-09-16 Price Changed $155,400 MARMLS
• 2014-09-16 Price Changed $147,000 MARMLS
• 2014-08-16 Listed $156,500 MARMLS
• 2004-05-12 Sold (Public Records) $125,000 Public Records
• 1976-11-01 Sold (Public Records) $22,900 Public Records

Property tax history

+7.4%/yr

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