10074 E Bay Harbor Dr Unit 74C · Bay Harbor Islands, FL 33154

$300,000

1 bd · 1.0 ba · 480 sqft · Condo public records · 545 Days on market

Built 1950 $365/mo HOA · 10% 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 +19.8/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.3/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks

Welcome to your new home in the prestigious harbor islands of Bay Harbor Islands, FL! This bright and spacious 1-bedroom, 1-bathroom residence is a true gem, offering a comfortable and inviting living space. As you step inside, you'll immediately notice the stunning floors that add warmth and character to the interior. The high-impact windows not only flood the space with natural light but also provide a sense of security and tranquility. The exterior features of this home are equally impressive, with easy access to beautiful beaches, lush parks, charming cafes, and exquisite fine dining options. Additionally, the world-renowned Bal Harbour shops are just a stone's throw away, offering a pr

Key facts

• High-impact windows
• Easy access to cafes
• Easy access to parks

Tags

• HIGH-IMPACT WINDOWS
• EASY ACCESS TO BEACHES
• EASY ACCESS TO PARKS
• EASY ACCESS TO CAFES
• EASY ACCESS TO FINE DINING
• EASY ACCESS TO CAUSEWAY

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with possible restrictions
• HOA & community: Monthly association fee of $365

Exterior

• Parking: One parking space
• Home design: 2-story property; Entry is on the second level; Has attached neighboring property
• Construction: Block construction; Effective year built (no specific year provided)
• Exterior features: No notable exterior features listed

Interior

• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Second-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-72 ($-861/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (4.2% below list).
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% 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 $3,511/mo this rent would consume 47% 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 $20k of equity ($2k loan paydown + $18k 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 $84k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 545 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y ago; this cycle's ask is 14900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,000 (12.0% 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 545 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 1.17% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• 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: 13.3%
• Equity multiple: 1.89×
• Total profit: $74,499
• Equity at exit: $190,949

10-year hold

• IRR: 12.6%
• Equity multiple: 3.44×
• Total profit: $204,728
• Equity at exit: $348,330

Cash invested: $84,000 (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: 522
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,511 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$356 /mo · $4,269/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$365
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-72

Break-even live

Break-even rent $3,602

Max offer price $287,322

Occupancy floor 97%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $300,000 Active 545 DOM
2. 2026-06-17
   days on market $300,000 Active 544 DOM
3. 2026-06-16
   days on market $300,000 Active 543 DOM
4. 2026-06-15
   days on market $300,000 Active 542 DOM
5. 2026-06-13
   days on market $300,000 Active 540 DOM
6. 2026-06-09
   days on market $300,000 Active 536 DOM
7. 2026-06-08
   days on market $300,000 Active 535 DOM
8. 2026-06-08
   days on market $300,000 Active 534 DOM
9. 2026-06-04
   days on market $300,000 Active 531 DOM
10. 2026-06-03
    days on market $300,000 Active 530 DOM
11. 2026-06-02
    days on market $300,000 Active 529 DOM
12. 2026-06-01
    days on market $300,000 Active 528 DOM
13. 2026-05-31
    days on market $300,000 Active 527 DOM
14. 2026-05-07
    price $300,000
15. 2026-01-19
    historical $1,600
16. 2026-01-06
    price $1,600
17. 2025-12-25
    price $1,650
18. 2025-11-19
    price $1,700
19. 2025-10-17
    price $1,500
20. 2025-10-16
    price $1,700
21. 2025-10-08
    price $1,800
22. 2025-09-26
    listed $2,000
23. 2025-08-26
    price $324,000
24. 2025-08-04
    price $325,000
25. 2025-02-17
    price $330,000
26. 2025-01-22
    price $350,000
27. 2025-01-10
    historical $1,900
28. 2024-12-24
    listed $1,900
29. 2024-12-20
    listed $380,000 Active
30. 2024-12-18
    historical $1,900
31. 2024-12-18
    historical
32. 2024-11-20
    listed $1,900
33. 2024-11-19
    listed $390,000 Active
34. 2024-11-04
    historical
35. 2024-10-24
    historical $1,900
36. 2024-09-10
    price $395,000
37. 2024-09-10
    price $1,900
38. 2024-09-06
    price $340,000
39. 2024-08-26
    price $1,400
40. 2024-07-03
    price $1,500
41. 2024-05-28
    price $1,600
42. 2024-05-21
    price $1,650
43. 2024-04-25
    listed $1,500
44. 2024-04-15
    historical $1,900
45. 2024-04-12
    price $1,900
46. 2024-04-08
    price $2,000
47. 2024-03-21
    listed $2,200
48. 2024-03-20
    listed $360,000 Active
49. 2024-03-12
    soldstatus $290,000
50. 2024-03-06
    soldstatus $290,000 Closed

ⓘ 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: $4,269 · $356/mo
• Projected year-2 tax: $4,269 · $356/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 · 24 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: $42,133
• − Mortgage interest: −$16,805
• − Property taxes: −$4,269
• − Insurance: −$6,619
• − Repairs & maintenance: −$3,371
• − Management: −$3,371
• − HOA: −$4,380
• − Depreciation: −$8,727
• Taxable loss: −$5,408
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $437/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

+1685.7% since first listed

55 events — show timeline

• 2026-05-07 Price Changed $300,000 MARMLS
• 2026-01-19 Rental Removed $1,600 MARMLS
• 2026-01-06 Price Changed $1,600 MARMLS
• 2025-12-25 Price Changed $1,650 MARMLS
• 2025-11-19 Price Changed $1,700 MARMLS
• 2025-10-17 Price Changed $1,500 MARMLS
• 2025-10-16 Price Changed $1,700 MARMLS
• 2025-10-08 Price Changed $1,800 MARMLS
• 2025-09-26 Listed for Rent $2,000 MARMLS
• 2025-08-26 Price Changed $324,000 MARMLS
• 2025-08-04 Price Changed $325,000 MARMLS
• 2025-02-17 Price Changed $330,000 MARMLS
• 2025-01-22 Price Changed $350,000 MARMLS
• 2025-01-10 Rental Removed $1,900 MARMLS
• 2024-12-24 Listed for Rent $1,900 MARMLS
• 2024-12-20 Listed $380,000 MARMLS
• 2024-12-18 Rental Removed $1,900 MARMLS
• 2024-12-18 Listing Removed — MARMLS
• 2024-11-20 Listed for Rent $1,900 MARMLS
• 2024-11-19 Listed $390,000 MARMLS
• 2024-11-04 Listing Removed — MARMLS
• 2024-10-24 Rental Removed $1,900 MARMLS
• 2024-09-10 Price Changed $395,000 MARMLS
• 2024-09-10 Price Changed $1,900 MARMLS
• 2024-09-06 Price Changed $340,000 MARMLS
• 2024-08-26 Price Changed $1,400 MARMLS
• 2024-07-03 Price Changed $1,500 MARMLS
• 2024-05-28 Price Changed $1,600 MARMLS
• 2024-05-21 Price Changed $1,650 MARMLS
• 2024-04-25 Listed for Rent $1,500 MARMLS
• 2024-04-15 Rental Removed $1,900 MARMLS
• 2024-04-12 Price Changed $1,900 MARMLS
• 2024-04-08 Price Changed $2,000 MARMLS
• 2024-03-21 Listed for Rent $2,200 MARMLS
• 2024-03-20 Listed $360,000 MARMLS
• 2024-03-12 Sold (Public Records) $290,000 Public Records
• 2024-03-06 Sold (MLS) $290,000 MARMLS
• 2024-01-26 Pending — MARMLS
• 2023-12-08 Contingent — MARMLS
• 2023-11-27 Listed $300,000 MARMLS
• 2023-11-22 Listing Removed — MARMLS
• 2023-10-26 Price Changed $300,000 MARMLS
• 2023-10-19 Listed $320,000 MARMLS
• 2022-03-28 Listing Removed — MARMLS
• 2022-03-04 Price Changed $260,000 MARMLS
• 2021-03-23 Price Changed $220,000 MARMLS
• 2020-07-29 Listed $250,000 MARMLS
• 2018-05-28 Pending — MARMLS
• 2018-05-28 Listing Removed — MARMLS
• 2018-05-04 Price Changed $145,000 MARMLS
• 2018-04-08 Price Changed $150,000 MARMLS
• 2018-03-22 Price Changed $165,000 MARMLS
• 2018-03-14 Listed $175,000 MARMLS
• 1974-04-01 Sold (Public Records) $21,000 Public Records
• 1973-02-01 Sold (Public Records) $16,800 Public Records

Property tax history

+18.2%/yr

Latest (2025): $4,269 · +18.8% YoY. Source: county tax records.