8265 SW 149th Dr
Palmetto Bay, FL 33158 · single_family · For Sale · 64 days on market
Asking price$1,299,000
3 beds 2 baths 1,890 sqft
Suggested offer$1,148,270$150,731 above the est. market value of $1,148,270.
View on Realtor.com →Listed by Monika Tefel · Coldwell Banker Realty
Typesingle_family
Built1959
Price / sqft$687
Est. value (own analysis)$1,148,270
Rent estimate (own analysis)$5,025/mo
HOANone
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Statusfor_sale
Listed date2026-06-30
Removed date—
MLSMiamiMLS #A12040272
Coordinates25.63202, -80.32715
Address8265 SW 149th Dr
CityPalmetto Bay
StateFL
Zip33158
Listing ID5021115610
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33158)
Typical home value (ZHVI)$1,383,443
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 | $1,299,000 |
| Down payment (20.0%) | $259,800 |
| Loan amount | $1,039,200 |
| Closing costs (5.0%) | $64,950 |
| Total cash to close | $324,750 |
| Income | |
| Rent (comp-derived) | $5,025$60,300 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,623$55,476 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,057$24,681 |
| Insurance (placeholder 0.8% of price) | $866$10,392 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $251$3,015 |
| Total operating expenses | $3,174$38,088 |
| 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) | $251$3,015 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 3 | 2 | 1,459 | $4,950 | 2026-08-09 | — | |
| single_family | 3 | 2 | 1,462 | $4,900 | 2026-04-02 | — | |
| single_family | 3 | 2 | 1,617 | $4,500 | 2026-07-17 | — | |
| single_family | 3 | 2 | 1,352 | $5,100 | 2026-08-24 | — | |
| single_family | 3 | 2 | 1,864 | $8,500 | 2026-08-05 | — | |
| single_family | 3 | 2 | 1,404 | $2,885 | 2024-10-26 | — | |
| single_family | 3 | 2 | 1,721 | $5,500 | 2026-03-15 | — | |
| single_family | 3 | 2 | 1,404 | $7,000 | 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 |
|---|---|---|---|---|---|---|
| 8245 SW 149th Dr | single_family | 3 | 2 | 2,172 | $1,100,000 | 2026-07-22 |
| 14851 SW 69th Ct | single_family | 3 | 2 | 1,478 | $1,112,500 | 2026-07-13 |
| 14700 Sailfish Dr | single_family | 3 | 2 | 1,720 | $1,475,000 | 2026-07-10 |
| 14421 SW 85th Ave | single_family | 3 | 2 | 2,578 | $950,000 | 2026-07-02 |
| 13800 SW 79th Ct | single_family | 3 | 2 | 2,530 | $1,790,000 | 2026-05-22 |
| 8400 SW 141st St | single_family | 3 | 2 | 1,916 | $775,000 | 2026-05-18 |
| 6875 N Cartee Rd | single_family | 3 | 3 | 2,755 | $2,185,000 | 2026-05-01 |
| 14941 SW 69th Ct | single_family | 3 | 2 | 1,415 | $1,375,000 | 2026-04-28 |
| 13901 SW 78th Pl | single_family | 3 | 2 | 2,086 | $950,000 | 2026-04-10 |
| 8160 SW 137th St | single_family | 3 | 2 | 2,031 | $600,000 | 2026-04-07 |
| 8465 SW 143rd St | single_family | 3 | 2 | 1,390 | $815,000 | 2026-03-20 |
| 8360 SW 148th Dr | single_family | 3 | 2 | 1,566 | $1,100,000 | 2026-02-27 |
| 7870 SW 141st Ter | single_family | 3 | 2 | 1,854 | $1,565,000 | 2026-01-12 |
| 8225 SW 151st St | single_family | 3 | 2 | 2,352 | $1,250,000 | 2025-12-18 |
| 8041 SW 139th Ter | single_family | 3 | 2 | 1,803 | $999,000 | 2025-12-12 |
| 13905 SW 78th Ct | single_family | 3 | 2 | 1,592 | $980,000 | 2025-12-05 |
| 7805 SW 141st St | single_family | 3 | 3 | 2,813 | $1,150,000 | 2025-11-24 |
| 14701 SW 84th Ct | single_family | 3 | 3 | 1,817 | $1,105,000 | 2025-11-06 |
| 6600 SW 144th St | single_family | 3 | 3 | — | $1,300,000 | 2025-10-14 |
| 14625 SW 83rd Pl | single_family | 3 | 2 | 1,933 | $1,550,000 | 2025-09-15 |
| 7420 SW 140th Ter | single_family | 3 | 2 | 2,216 | $1,345,000 | 2025-09-04 |
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 |
|---|---|---|---|---|---|---|
| 13633 Deering Bay Dr Apt 256 | condos | 3 | 4 | 2,980 | $1,850,000 | — |
| 8261 SW 142nd St | single_family | 3 | 2 | 2,324 | $1,179,000 | — |
| 6305 Marlin Dr | single_family | 3 | 2 | 1,922 | $1,200,000 | — |
| 13647 Deering Bay Dr Apt 142 | condos | 3 | 4 | 3,140 | $1,995,000 | — |
| 8340 SW 151st St | single_family | 3 | 2 | 1,800 | $930,000 | — |
| 15190 Old Cutler Rd | single_family | 3 | 2 | 3,204 | $1,399,000 | — |
| 13730 SW 75th Ave | single_family | 3 | 2 | 2,123 | $1,075,000 | — |
| 13621 Deering Bay Dr Apt 502 | condos | 3 | 4 | 2,972 | $2,299,000 | — |
10-year hold projection
IRR-3.6%
Equity multiple0.40x
Total return (10yr)-$24,457
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,337,970 | $17,388 | -$65,765 | $1,027,933 | $310,037 |
| 2 | $1,378,109 | $18,100 | -$65,128 | $1,015,892 | $362,217 |
| 3 | $1,419,452 | $18,838 | -$64,468 | $1,003,024 | $416,428 |
| 4 | $1,462,036 | $19,604 | -$63,781 | $989,272 | $472,764 |
| 5 | $1,505,897 | $20,397 | -$63,069 | $974,577 | $531,320 |
| 6 | $1,551,074 | $21,219 | -$62,331 | $958,872 | $592,202 |
| 7 | $1,597,606 | $22,071 | -$61,564 | $942,088 | $655,518 |
| 8 | $1,645,534 | $22,954 | -$60,768 | $924,152 | $721,382 |
| 9 | $1,694,900 | $23,869 | -$59,943 | $904,984 | $789,916 |
| 10 | $1,745,747 | $24,817 | -$59,087 | $884,500 | $861,247 |
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.