16012 NW 91st Ct
Miami Lakes, FL 33018 · townhomes · For Sale · 102 days on market
Asking price$624,900
4 beds 4 baths 1,908 sqft
Suggested offer$575,033$49,867 above the est. market value of $575,033.
View on Realtor.com →Listed by Daniela Garcia Camacaro · Miami New Realty
Typetownhomes
Built2018
Price / sqft$328
Est. value (own analysis)$575,033
Rent estimate (own analysis)$3,750/mo
HOA$200/mo
Wind10/10Extreme$Heat9/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2026-05-23
Removed date—
MLSMiamiMLS #A12016582
Coordinates25.91946, -80.34918
Address16012 NW 91st Ct
CityMiami Lakes
StateFL
Zip33018
Listing ID5022418479
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33018)
Typical home value (ZHVI)$530,396
Typical rent (ZORI)$3,006/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 | $624,900 |
| Down payment (20.0%) | $124,980 |
| Loan amount | $499,920 |
| Closing costs (5.0%) | $31,245 |
| Total cash to close | $156,225 |
| Income | |
| Rent (comp-derived) | $3,750$45,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,450$41,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $989$11,873 |
| Insurance (est. scaled by flood & wind risk) | $625$7,499 |
| HOA dues | $200$2,400 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $188$2,250 |
| Total operating expenses | $2,002$24,022 |
| 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) | $188$2,250 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 4 | 3 | 1,914 | $3,650 | 2026-07-07 | — | |
| townhomes | 4 | 4 | 1,908 | $3,700 | 2026-06-30 | — | |
| townhomes | 4 | 3 | 1,869 | $3,800 | 2026-07-06 | — | |
| townhomes | 4 | 3 | 1,914 | $3,900 | 2026-08-12 | — |
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 |
|---|---|---|---|---|---|---|
| 3467 W 89th Ter Unit 3467 | townhomes | 4 | 3 | 1,862 | $510,000 | 2026-08-07 |
| 8001 W 36th Ave Apt 1 | townhomes | 4 | 5 | 1,464 | $475,000 | 2026-07-22 |
| 3335 W 94th Ter | townhomes | 4 | 3 | 1,962 | $565,000 | 2026-07-13 |
| 3366 W 90th Ter | townhomes | 4 | 3 | 1,862 | $485,500 | 2026-07-10 |
| 15819 NW 91st Ct | townhomes | 4 | 4 | 1,908 | $605,000 | 2026-05-29 |
| 8903 NW 184th Ter | townhomes | 4 | 3 | 1,921 | $575,000 | 2026-05-21 |
| 3375 W 100th Ter | townhomes | 4 | 3 | 1,781 | $585,000 | 2026-05-20 |
| 3234 W 100th Ter | townhomes | 4 | 3 | 1,781 | $575,000 | 2026-05-19 |
| 3364 W 90th St | townhomes | 4 | 2 | 1,862 | $565,000 | 2026-04-10 |
| 3337 W 91st Ter | townhomes | 4 | 2 | 1,862 | $587,000 | 2026-03-30 |
| 3353 W 91st Ter | townhomes | 4 | 3 | 1,862 | $535,000 | 2026-03-27 |
| 10441 W 32nd Ln | townhomes | 4 | 3 | 1,959 | $585,000 | 2026-03-23 |
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 |
|---|---|---|---|---|---|---|
| condo_townhome_rowhome_coop | 4 | 3 | 1,240 | $495,000 | — | |
| 10033 NW 126th Ter | single_family | 4 | 3 | 1,515 | $620,000 | — |
| 8875 NW 161st Ter | single_family | 4 | 4 | 2,543 | $1,049,000 | — |
| 16732 NW 89th Pl | single_family | 4 | 3 | 2,415 | $1,185,000 | — |
| 14172 NW 87th Ct | single_family | 4 | 3 | 1,806 | $835,000 | — |
| 8900 NW 161st Ter | single_family | 4 | 3 | 2,847 | $1,295,000 | — |
| 9023 NW 161st Ter | single_family | 4 | 3 | 2,847 | $1,250,000 | — |
| 3567 W 110th Ter | single_family | 4 | 3 | 2,012 | $735,000 | — |
10-year hold projection
IRR0.1%
Equity multiple1.02x
Total return (10yr)$84,089
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $643,647 | $17,378 | -$23,423 | $494,500 | $149,147 |
| 2 | $662,956 | $18,020 | -$22,838 | $488,707 | $174,249 |
| 3 | $682,845 | $18,683 | -$22,232 | $482,517 | $200,328 |
| 4 | $703,330 | $19,370 | -$21,605 | $475,902 | $227,429 |
| 5 | $724,430 | $20,080 | -$20,955 | $468,832 | $255,598 |
| 6 | $746,163 | $20,815 | -$20,282 | $461,277 | $284,886 |
| 7 | $768,548 | $21,576 | -$19,585 | $453,203 | $315,345 |
| 8 | $791,605 | $22,362 | -$18,864 | $444,575 | $347,030 |
| 9 | $815,353 | $23,176 | -$18,117 | $435,354 | $379,999 |
| 10 | $839,813 | $24,018 | -$17,344 | $425,500 | $414,313 |
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.