9770 Cutler Ridge Dr
Cutler Bay, FL 33157 · single_family · For Sale · 29 days on market
Asking price$685,000
4 beds 2 baths 1,443 sqft
Suggested offer$594,660$90,340 above the est. market value of $594,660.
View on Realtor.com →Listed by Drew Kern · BHHS EWM Realty
Typesingle_family
Built1957
Price / sqft$475
Est. value (own analysis)$594,660
Rent estimate (own analysis)$4,400/mo
HOANone
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Statusfor_sale
Listed date2026-08-04
Removed date—
MLSMiamiMLS #A12065133
Coordinates25.58112, -80.34962
Address9770 Cutler Ridge Dr
CityCutler Bay
StateFL
Zip33157
Listing ID5019613600
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33157)
Typical home value (ZHVI)$630,585
Typical rent (ZORI)$2,736/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.
Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $685,000 |
| Down payment (20.0%) | $137,000 |
| Loan amount | $548,000 |
| Closing costs (5.0%) | $34,250 |
| Total cash to close | $171,250 |
| Income | |
| Rent (comp-derived) | $4,400$52,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,048$48,576 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,085$13,015 |
| Insurance (placeholder 0.8% of price) | $457$5,480 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $220$2,640 |
| Total operating expenses | $1,761$21,135 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $220$2,640 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 4 | 2 | 1,372 | $3,300 | 2026-08-20 | — | |
| single_family | 4 | 2 | 1,518 | $4,000 | 2026-08-13 | — | |
| single_family | 4 | 2 | 1,627 | $3,850 | 2026-08-12 | — | |
| single_family | 4 | 3 | 1,703 | $5,000 | 2026-06-25 | — | |
| single_family | 4 | 3 | 1,100 | $3,900 | 2026-07-31 | — | |
| single_family | 4 | 3 | 1,660 | $3,300 | 2026-07-31 | — | |
| single_family | 4 | 2 | 1,663 | $3,800 | 2026-07-28 | — | |
| single_family | 4 | 3 | 1,896 | $3,599 | 2026-07-27 | — | |
| single_family | 4 | 2 | 1,574 | $3,400 | 2026-08-21 | — | |
| single_family | 4 | 2 | 1,752 | $5,200 | 2026-08-23 | — | |
| single_family | 4 | 2 | 1,894 | $4,400 | 2026-06-02 | — | |
| single_family | 4 | 2 | 1,689 | $4,500 | 2026-08-14 | — | |
| single_family | 4 | 3 | 1,703 | $5,000 | 2026-08-27 | — | |
| single_family | 4 | 2 | 1,752 | $5,200 | 2026-08-27 | — | |
| single_family | 4 | 4 | 1,319 | $4,600 | — | — | |
| single_family | 4 | 3 | 1,680 | $4,700 | 2026-08-29 | — | |
| single_family | 4 | 2 | 1,704 | $5,890 | 2026-08-30 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 10835 SW 152nd Ter | single_family | 4 | 2 | 1,807 | $708,000 | 2026-08-31 |
| 7845 SW 161st St | single_family | 4 | 3 | 2,368 | $1,500,000 | 2026-08-31 |
| 7980 SW 184th Ter | single_family | 4 | 6 | 4,703 | $1,900,000 | 2026-08-28 |
| 19801 SW 114th Ct | single_family | 4 | 2 | 2,424 | $440,000 | 2026-08-28 |
| 7844 SW 179th Ter | single_family | 4 | 2 | 2,673 | $1,275,000 | 2026-08-13 |
| 15421 SW 79th Ave | single_family | 4 | 2 | 2,773 | $1,740,000 | 2026-08-12 |
| 10210 SW 175th St | single_family | 4 | 2 | 1,397 | $505,000 | 2026-08-05 |
| 8050 SW 170th St | single_family | 4 | 2 | 2,130 | $1,175,000 | 2026-08-03 |
| 16911 SW 115th Ave | single_family | 4 | 2 | 1,806 | $730,000 | 2026-07-31 |
| 16420 SW 81st Ave | single_family | 4 | 2 | 2,399 | $1,060,000 | 2026-07-31 |
| 17071 SW 86th Ave | single_family | 4 | 2 | 1,988 | $1,015,000 | 2026-07-31 |
| 8900 SW 159th Ter | single_family | 4 | 3 | 2,518 | $1,001,000 | 2026-07-30 |
| 7301 SW 165th St | single_family | 4 | 3 | 3,168 | $1,650,000 | 2026-07-27 |
| 10830 SW 170th Ter | single_family | 4 | 5 | 2,386 | $750,000 | 2026-07-24 |
| 7330 SW 165th St | single_family | 4 | 3 | 2,748 | $1,750,000 | 2026-07-22 |
| 10611 SW 170th Ter | single_family | 4 | 2 | 1,390 | $485,000 | 2026-07-21 |
| 8120 SW 162nd St | single_family | 4 | 2 | 3,241 | $1,512,500 | 2026-07-21 |
| 11260 SW 181st Ter | single_family | 4 | 2 | 1,905 | $600,000 | 2026-07-21 |
| 8111 SW 183rd St | single_family | 4 | 3 | 3,573 | $1,600,000 | 2026-07-20 |
| 9110 Caribbean Blvd | single_family | 4 | 3 | 2,133 | $700,000 | 2026-07-20 |
| 17143 SW 79th Pl | single_family | 4 | 2 | 2,622 | $1,260,000 | 2026-07-17 |
| 18931 SW 97th Ave | single_family | 4 | 2 | 1,666 | $755,000 | 2026-07-16 |
| 18425 SW 87th Ct | single_family | 4 | 3 | 2,202 | $775,000 | 2026-07-15 |
| 16414 SW 99th Ct | single_family | 4 | 2 | 2,034 | $650,000 | 2026-07-10 |
| 17737 SW 86th Ave | single_family | 4 | 2 | 2,203 | $1,200,000 | 2026-07-10 |
| 15525 SW 77th Ct | single_family | 4 | 2 | 2,467 | $1,100,000 | 2026-07-10 |
| 8445 SW 158th St | single_family | 4 | 2 | 2,651 | $1,542,000 | 2026-07-02 |
| 16315 SW 88th Ct | single_family | 4 | 3 | 2,704 | $1,870,000 | 2026-07-02 |
| 7605 SW 179th Ter | single_family | 4 | 2 | 2,328 | $975,000 | 2026-07-02 |
| 16010 SW 100th Ct | single_family | 4 | 3 | 2,503 | $485,000 | 2026-07-01 |
| 16141 SW 83rd Ave | single_family | 4 | 3 | 2,762 | $1,320,000 | 2026-07-01 |
| 16745 SW 74th Ct | single_family | 4 | 2 | 2,339 | $950,000 | 2026-06-30 |
| 16167 SW 74th Pl | single_family | 4 | 3 | 2,631 | $1,295,000 | 2026-06-30 |
| 7500 SW 175th St | single_family | 4 | 2 | 2,276 | $1,476,500 | 2026-06-30 |
| 19641 Belview Dr | single_family | 4 | 2 | 1,714 | $555,000 | 2026-06-29 |
| 8263 SW 160th St | single_family | 4 | 3 | 3,328 | $1,475,000 | 2026-06-25 |
| 9280 SW 164th St | single_family | 4 | 2 | 2,456 | $800,000 | 2026-06-24 |
| 10471 SW 174th Ter | single_family | 4 | 2 | 1,651 | $560,000 | 2026-06-24 |
| 18455 SW 84th Ct | single_family | 4 | 2 | 2,226 | $650,000 | 2026-06-23 |
| 8220 SW 193rd Ter | single_family | 4 | 4 | 3,232 | $1,400,000 | 2026-06-22 |
| 16869 SW 109th Pl | single_family | 4 | 3 | 1,869 | $600,000 | 2026-06-22 |
| 15255 SW 99th Ct | single_family | 4 | 2 | 1,635 | $605,000 | 2026-06-19 |
| 10565 SW 156th Ln | single_family | 4 | 2 | 1,574 | $560,000 | 2026-06-19 |
| 8345 SW 168th Ter | single_family | 4 | 3 | 2,625 | $1,040,000 | 2026-06-15 |
| 17520 SW 89th Ave | single_family | 4 | 2 | 1,953 | $1,175,000 | 2026-06-12 |
| 16341 SW 104th Ave | single_family | 4 | 2 | 1,519 | $635,000 | 2026-06-12 |
| 9014 SW 163rd Ter | single_family | 4 | 2 | 1,635 | $782,000 | 2026-06-11 |
| 7749 SW 184th Way | single_family | 4 | 3 | 2,770 | $957,500 | 2026-06-08 |
| 16435 SW 89th Ave | single_family | 4 | 3 | 3,364 | $1,120,000 | 2026-06-08 |
| 8241 SW 183rd St | single_family | 4 | 3 | 2,888 | $962,500 | 2026-06-05 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 16111 SW 103rd Ct | single_family | 4 | 2 | 1,765 | $650,000 | — |
| 10235 SW 177th St | single_family | 4 | 3 | 1,896 | $611,900 | — |
| 16101 SW 98th Ave | single_family | 4 | 2 | 1,350 | $695,000 | — |
| 9940 SW 155th St | single_family | 4 | 2 | 1,627 | $710,000 | — |
| 19811 SW 116th Ave | single_family | 4 | 2 | — | $535,000 | — |
| 10360 SW 172nd St | single_family | 4 | 1 | 889 | $379,999 | — |
| 10210 SW 173rd St | single_family | 4 | 2 | 1,250 | $400,000 | — |
| 11271 SW 176th St | single_family | 4 | 3 | 1,909 | $665,000 | — |
10-year hold projection
IRR3.5%
Equity multiple1.56x
Total return (10yr)$185,078
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $705,550 | $27,441 | -$17,458 | $542,058 | $163,492 |
| 2 | $726,717 | $28,370 | -$16,595 | $535,709 | $191,008 |
| 3 | $748,518 | $29,329 | -$15,704 | $528,923 | $219,595 |
| 4 | $770,974 | $30,320 | -$14,782 | $521,672 | $249,302 |
| 5 | $794,103 | $31,344 | -$13,830 | $513,922 | $280,181 |
| 6 | $817,926 | $32,401 | -$12,846 | $505,640 | $312,286 |
| 7 | $842,464 | $33,492 | -$11,829 | $496,790 | $345,674 |
| 8 | $867,738 | $34,619 | -$10,778 | $487,331 | $380,406 |
| 9 | $893,770 | $35,784 | -$9,692 | $477,224 | $416,546 |
| 10 | $920,583 | $36,986 | -$8,570 | $466,422 | $454,161 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.