1252 NW 172nd Ter
Miami Gardens, FL 33169 · single_family · For Sale · 10 days on market
Asking price$725,000
5 beds 3 baths 2,068 sqft
Suggested offer$473,345$251,655 above the est. market value of $473,345.
View on Realtor.com →Listed by Marcelin Fils-Aime · Options Realty Team, Llc
Typesingle_family
Built1959
Price / sqft$351
Est. value (own analysis)$473,345
Rent estimate (own analysis)$3,990/mo
HOANone
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Statusfor_sale
Listed date2026-08-24
Removed date—
MLSBeachesMLS #B26067613
Coordinates25.93216, -80.22195
Address1252 NW 172nd Ter
CityMiami Gardens
StateFL
Zip33169
Listing ID5035173094
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33169)
Typical home value (ZHVI)$471,445
Typical rent (ZORI)$2,193/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 | $725,000 |
| Down payment (20.0%) | $145,000 |
| Loan amount | $580,000 |
| Closing costs (5.0%) | $36,250 |
| Total cash to close | $181,250 |
| Income | |
| Rent (comp-derived) | $3,990$47,880 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,671$44,050 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,148$13,775 |
| Insurance (placeholder 0.8% of price) | $483$5,800 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $200$2,394 |
| Total operating expenses | $1,831$21,969 |
| 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) | $200$2,394 |
| 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 | 5 | 2 | 1,720 | $2,995 | 2026-07-12 | — | |
| single_family | 5 | 3 | 1,468 | $3,680 | 2026-05-29 | — | |
| single_family | 5 | 3 | 2,118 | $4,500 | 2026-08-27 | — | |
| single_family | 5 | 2 | 1,491 | $4,300 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 18201 NW 5th Ave | single_family | 5 | 4 | 3,668 | $630,000 | 2026-08-03 |
| 18901 NW 10th Ct | single_family | 5 | 3 | 2,296 | $730,000 | 2026-07-30 |
| 15100 S River Dr | single_family | 5 | 2 | 4,346 | $950,000 | 2026-07-21 |
| 330 NW 205th Ter | single_family | 5 | 3 | 2,528 | $489,000 | 2026-05-07 |
| 311 NW 201st St | single_family | 5 | 2 | 2,634 | $630,000 | 2026-04-03 |
| 19501 NE 14 Ct | single_family | 5 | 6 | 4,780 | $2,757,000 | 2026-01-09 |
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 |
|---|---|---|---|---|---|---|
| 36 NW 151st St | multi_family | 5 | 3 | 2,625 | $725,000 | — |
| 308 NW 159th St | single_family | 5 | 3 | 3,683 | $1,799,000 | — |
| 660 S Biscayne River Dr | single_family | 5 | 3 | 2,072 | $799,000 | — |
| 17800 NW 8th Ave | single_family | 5 | 4 | 2,238 | $750,000 | — |
| 18935 NW 8th Ave | single_family | 5 | 2 | 1,918 | $675,000 | — |
10-year hold projection
IRR0.9%
Equity multiple1.14x
Total return (10yr)$120,444
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $746,750 | $22,081 | -$25,040 | $573,711 | $173,039 |
| 2 | $769,153 | $22,853 | -$24,328 | $566,991 | $202,161 |
| 3 | $792,227 | $23,651 | -$23,591 | $559,809 | $232,418 |
| 4 | $815,994 | $24,476 | -$22,829 | $552,134 | $263,860 |
| 5 | $840,474 | $25,329 | -$22,041 | $543,932 | $296,542 |
| 6 | $865,688 | $26,210 | -$21,226 | $535,167 | $330,521 |
| 7 | $891,659 | $27,120 | -$20,383 | $525,799 | $365,859 |
| 8 | $918,408 | $28,061 | -$19,511 | $515,789 | $402,619 |
| 9 | $945,961 | $29,034 | -$18,610 | $505,091 | $440,870 |
| 10 | $974,339 | $30,038 | -$17,678 | $493,658 | $480,681 |
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.