10350 W Bay Harbor Dr Unit 5E · Bay Harbor Islands, FL 33154

$349,000

1 bd · 1.0 ba · 950 sqft · Condo public records · 16 Days on market

Built 1966 $1300/mo HOA · 32% of rent ↓ 13% since listing

---

Why this score? — see what drove the D 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).

• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.0/10.0

Listing remarks

Best building on Bay Harbor Islands , Chic unit with lots of LIGHT , Oversized 1-bedroom in the Heart of Bay Harbor Islands featuring expansive living spaces, Updated bath, and new applainces, a private balcony, and an unbeatable location just minutes from Bal Harbour Shops and the beach. Building has reserves and very stable financially , Can rent right away and amazing part of By harbor islands, , pool, gym, 24 hr security. Unit includes a storage unit.

Key facts

• Updated bath
• Private balcony
• New appliances

Tags

• PRIVATE BALCONY
• EXPANSIVE LIVING SPACES
• UPDATED BATH
• NEW APPLIANCES
• POOL
• GYM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $1,300; Association covers management, amenities, common areas, cable TV, insurance, internet, grounds maintenance, pest control, pools, reserve fund, sewer, security, trash and water; Community amenities include clubhouse, community kitchen, fitness center, laundry, pool, storage and elevators

Exterior

• Parking: One assigned parking space
• Security: Doorman; Lobby secured; Security guard; Security/high impact doors
• Utilities: Has cooling
• Home design: Condominium in an 11-story building; Entry on level 5; Has attached property; Bay front waterfront with views
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio; Fence; High-impact doors

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Icemaker; Breakfast area / Eat-in kitchen
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Electric cooling
• Interior features: Partially furnished; Bedroom on main level; Breakfast area; Eat-in kitchen; Elevated living/dining room; Elevator access
• Laundry & utility: Washer and dryer included; Common area laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-620 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (31.4% below list).
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $240k (31.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#13 in FL, #362 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Zoned schools: Ruth K. Broad Bay Harbor K-8 Center (math 76% / reading 76%, grade A, #198 of 2,144 statewide, top 10%, 1,249 students, 29% FRL); Miami Beach Nautilus Middle School (math 46% / reading 58%, grade C+, #217 of 571 statewide, top 40%, 918 students, 44% FRL); Miami Beach Senior High School (math 21% / reading 48%, grade F, #386 of 667 statewide, top 59%, 2,175 students, 40% FRL).
• Market conditions: Rents soft (-1.3%/yr); 523 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,003/mo this rent would consume 54% 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.
• 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 16 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• Climate carrying-cost: severe flood risk; 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 $239,551 (31.4% 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. Built in 1966 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.15% ✓
• Cap rate: 4.39%
• Cash-on-cash: -6.79%
• DSCR: 0.70
• GRM: 7.3

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: 8.0%
• Equity multiple: 1.54×
• Total profit: $53,053
• Equity at exit: $222,138

10-year hold

• IRR: 8.5%
• Equity multiple: 2.71×
• Total profit: $167,032
• Equity at exit: $405,224

Cash invested: $97,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $4,003 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$440 /mo · $5,274/yr
• Insurance: −$145
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,300
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $-620

Break-even live

Break-even rent $4,787

Max offer price $239,551

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-521	+0% $-620	+5% $-718	+10% $-817
Rent	-10% $-936	-5% $-778	+0% $-620	+5% $-461	+10% $-303
Rate	-1.0pp $-444	-0.5pp $-531	base $-620	+0.5pp $-710	+1.0pp $-802

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 NE 135th St #904 North Miami, FL	2.0	2.0	963	$23,509	$24.41	17d	1	1.35mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	15d	1	1.35mi

HOA detail condo

• Monthly dues: $1,300 · $15,600/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $349,000 Active 16 DOM
2. 2026-06-18
   days on market $349,000 Active 13 DOM
3. 2026-06-17
   days on market $349,000 Active 12 DOM
4. 2026-06-16
   days on market $349,000 Active 11 DOM
5. 2026-06-15
   days on market $349,000 Active 10 DOM
6. 2026-06-13
   days on market $349,000 Active 8 DOM
7. 2026-06-09
   days on market $349,000 Active 4 DOM
8. 2026-06-08
   days on market $349,000 Active 3 DOM
9. 2026-06-07
   remarks 462-char remark
10. 2026-06-07
    listed $349,000 Active 2 DOM

ⓘ 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: $5,274 · $440/mo
• Projected year-2 tax: $5,274 · $440/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 X · 98% 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: $48,031
• − Mortgage interest: −$19,549
• − Property taxes: −$5,274
• − Insurance: −$2,542
• − Repairs & maintenance: −$3,842
• − Management: −$3,842
• − HOA: −$15,600
• − Depreciation: −$10,153
• Taxable loss: −$12,773
• Est. tax savings @ 24.0%: +$3,066
• After-tax cash flow: $-4,369/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)

No district data.

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

-12.5% since first listed

11 events — show timeline

• 2026-06-04 Listed $349,000 MARMLS
• 2025-12-01 Listed $379,000 MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-11-30 Relisted — MARMLS
• 2025-09-30 Relisted — MARMLS
• 2025-07-21 Price Changed $389,000 MARMLS
• 2025-03-24 Rental Removed $2,550 MARMLS
• 2025-03-04 Price Changed $2,550 MARMLS
• 2025-01-30 Price Changed $2,750 MARMLS
• 2025-01-04 Listed for Rent $2,850 MARMLS
• 2025-01-02 Listed $399,000 MARMLS

Property tax history

+5.1%/yr

Latest (2025): $5,274 · +7.3% YoY. Source: county tax records.