10350 W Bay Harbor Dr Unit 8F · Bay Harbor Islands, FL 33154

$415,000

1 bd · 1.0 ba · 950 sqft · Condo public records · 138 Days on market

Built 1966 $1267/mo HOA · 32% of rent

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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 +6.8/30.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Gorgeous Oversized 1 bed , at lovely island point in Bay harbor islands, Unit features, Open Spaces with lots of light facing east, Tile floors throughout, Oversized kitchen with granite counter tops, washer /dryer in unit, large sliding glass doors , Floor to ceiling windows off balcony with amazing views of bay, building financially stable with reserves , cable and internet incl in maintence fee. . Storage unit included, Bayfront pool with tiki huts, large gym enjoy, 24 hour front desk, Call for easy showing. .

Key facts

• Serene bay views
• Private balcony
• Large kitchen

Tags

• PRIVATE BALCONY
• SERENE BAY VIEWS
• LARGE KITCHEN
• GRANITE COUNTERTOPS
• AMPLE STORAGE
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association amenities include bike storage, business center, clubhouse, elevators, fitness center, laundry, barbecue/picnic area, pool, and storage; Association fee covers management, amenities, common areas, cable TV, HVAC, hot water, insurance, internet, grounds maintenance, structure maintenance, parking, pest control, pool(s), and reserve fund; Community of 168 units

Exterior

• Parking: One covered parking space; Garage with 1 space; Secured garage/parking
• Security: Doorman; Secured lobby; Smoke detectors
• Utilities: Water service (public not specified); Sewer service (not specified); Electric service
• Home design: High-rise building (11 stories); Entry located on level 8; Has a view
• Construction: Brick and block construction; Effective year built
• Exterior features: Balcony (open); Association pool; Bay front waterfront

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Blinds; Impact glass windows; Breakfast area; Combined living and dining room; Elevator access; Other interior features
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $415k.

Deal economics

• At list price, monthly cash flow is $-713 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (3.5% below list).
• Recommended offer: $289k (30.3% 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: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Market conditions: Rents soft (-1.3%/yr); 522 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 $28k of equity ($3k loan paydown + $25k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

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 $289,122 (30.3% 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 138 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. 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?
11. 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.
12. 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.
13. 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: 0.96% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.67%
• DSCR: 0.70
• GRM: 8.6

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: 8.5%
• Equity multiple: 1.57×
• Total profit: $66,448
• Equity at exit: $264,146

10-year hold

• IRR: 9.0%
• Equity multiple: 2.81×
• Total profit: $210,495
• Equity at exit: $481,856

Cash invested: $116,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $4,003 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$192 /mo · $2,310/yr
• Insurance: −$173
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,267
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $-713

Break-even live

Break-even rent $4,905

Max offer price $289,122

Occupancy floor —

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: $103,750
• Closing costs: $12,450
• 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	15d	1	1.35mi
2020 NE 135th St North Miami, FL	2.0	2.0	963	$23,509	$24.41	14d	1	1.35mi

HOA detail condo

• Monthly dues: $1,267 · $15,204/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $415,000 Active 138 DOM
2. 2026-06-17
   days on market $415,000 Active 137 DOM
3. 2026-06-16
   days on market $415,000 Active 136 DOM
4. 2026-06-15
   days on market $415,000 Active 135 DOM
5. 2026-06-13
   days on market $415,000 Active 133 DOM
6. 2026-06-09
   days on market $415,000 Active 129 DOM
7. 2026-06-08
   days on market $415,000 Active 128 DOM
8. 2026-06-07
   days on market $415,000 Active 127 DOM
9. 2026-06-04
   days on market $415,000 Active 124 DOM
10. 2026-06-03
    days on market $415,000 Active 123 DOM
11. 2026-06-02
    days on market $415,000 Active 122 DOM
12. 2026-06-01
    days on market $415,000 Active 121 DOM
13. 2026-05-31
    days on market $415,000 Active 120 DOM
14. 2026-01-31
    listed $415,000 Active
15. 2025-12-04
    historical
16. 2025-10-16
    historical $3,000
17. 2025-07-22
    price $439,000
18. 2025-07-11
    listed $3,000
19. 2025-07-01
    listed $448,000 Active
20. 2024-11-06
    historical $2,900
21. 2024-05-17
    price $2,900
22. 2024-05-13
    soldstatus $380,000
23. 2024-05-07
    listed $3,100
24. 2024-04-30
    soldstatus $380,000 Closed 522-char remark

    Show marketing remark (522 chars)

    Gorgeous Oversized 1 bed , at lovely island point in Bay harbor islands, Unit features, Open Spaces with lots of light facing east, Tile floors throughout, Oversized kitchen with granite counter tops, washer /dryer in unit, large sliding glass doors , Floor to ceiling windows off balcony with amazing views of bay, building financially stable with reserves , cable and internet incl in maintence fee. . Storage unit included, Bayfront pool with tiki huts, large gym enjoy, 24 hour front desk, Call for easy showing. .

25. 2024-03-29
    historical Active Under Contract 522-char remark

    Show marketing remark (522 chars)

    Gorgeous Oversized 1 bed , at lovely island point in Bay harbor islands, Unit features, Open Spaces with lots of light facing east, Tile floors throughout, Oversized kitchen with granite counter tops, washer /dryer in unit, large sliding glass doors , Floor to ceiling windows off balcony with amazing views of bay, building financially stable with reserves , cable and internet incl in maintence fee. . Storage unit included, Bayfront pool with tiki huts, large gym enjoy, 24 hour front desk, Call for easy showing. .

26. 2024-01-31
    price $409,000 522-char remark

    Show marketing remark (522 chars)

    Gorgeous Oversized 1 bed , at lovely island point in Bay harbor islands, Unit features, Open Spaces with lots of light facing east, Tile floors throughout, Oversized kitchen with granite counter tops, washer /dryer in unit, large sliding glass doors , Floor to ceiling windows off balcony with amazing views of bay, building financially stable with reserves , cable and internet incl in maintence fee. . Storage unit included, Bayfront pool with tiki huts, large gym enjoy, 24 hour front desk, Call for easy showing. .

27. 2024-01-18
    price $429,000 522-char remark

    Show marketing remark (522 chars)

    Gorgeous Oversized 1 bed , at lovely island point in Bay harbor islands, Unit features, Open Spaces with lots of light facing east, Tile floors throughout, Oversized kitchen with granite counter tops, washer /dryer in unit, large sliding glass doors , Floor to ceiling windows off balcony with amazing views of bay, building financially stable with reserves , cable and internet incl in maintence fee. . Storage unit included, Bayfront pool with tiki huts, large gym enjoy, 24 hour front desk, Call for easy showing. .

28. 2024-01-04
    listed $439,000 Active 522-char remark

    Show marketing remark (522 chars)

    Gorgeous Oversized 1 bed , at lovely island point in Bay harbor islands, Unit features, Open Spaces with lots of light facing east, Tile floors throughout, Oversized kitchen with granite counter tops, washer /dryer in unit, large sliding glass doors , Floor to ceiling windows off balcony with amazing views of bay, building financially stable with reserves , cable and internet incl in maintence fee. . Storage unit included, Bayfront pool with tiki huts, large gym enjoy, 24 hour front desk, Call for easy showing. .

29. 2021-08-02
    soldstatus $310,000
30. 2021-07-17
    historical
31. 2021-07-15
    soldstatus $310,000 Closed
32. 2021-06-09
    historical Active Under Contract
33. 2021-06-02
    price $312,000
34. 2021-05-13
    price $319,000
35. 2021-04-26
    listed $329,000 Active

ⓘ 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: $2,310 · $192/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$1,135/yr (+$95/mo · 49.1%)

ⓘ 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: $48,039
• − Mortgage interest: −$23,246
• − Property taxes: −$2,310
• − Insurance: −$2,872
• − Repairs & maintenance: −$3,843
• − Management: −$3,843
• − HOA: −$15,204
• − Depreciation: −$12,073
• Taxable loss: −$15,352
• Est. tax savings @ 24.0%: +$3,685
• After-tax cash flow: $-4,866/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

+26.1% since first listed

22 events — show timeline

• 2026-01-31 Listed $415,000 MARMLS
• 2025-12-04 Listing Removed — MARMLS
• 2025-10-16 Rental Removed $3,000 MARMLS
• 2025-07-22 Price Changed $439,000 MARMLS
• 2025-07-11 Listed for Rent $3,000 MARMLS
• 2025-07-01 Listed $448,000 MARMLS
• 2024-11-06 Rental Removed $2,900 MARMLS
• 2024-05-17 Price Changed $2,900 MARMLS
• 2024-05-13 Sold (Public Records) $380,000 Public Records
• 2024-05-07 Listed for Rent $3,100 MARMLS
• 2024-04-30 Sold (MLS) $380,000 MARMLS
• 2024-03-29 Contingent — MARMLS
• 2024-01-31 Price Changed $409,000 MARMLS
• 2024-01-18 Price Changed $429,000 MARMLS
• 2024-01-04 Listed $439,000 MARMLS
• 2021-08-02 Sold (Public Records) $310,000 Public Records
• 2021-07-17 Listing Removed — MARMLS
• 2021-07-15 Sold (MLS) $310,000 MARMLS
• 2021-06-09 Contingent — MARMLS
• 2021-06-02 Price Changed $312,000 MARMLS
• 2021-05-13 Price Changed $319,000 MARMLS
• 2021-04-26 Listed $329,000 MARMLS

Property tax history

-1.4%/yr

Latest (2025): $2,310 · -57.7% YoY. Source: county tax records.