3835 Carole Ct
Miami, FL 33133 · single_family · For Sale · 243 days on market
Asking price$16,400,000
6 beds 8 baths 9,561 sqft
Listed by Jacqueline Molina · Fortune Christie's International Real Estate
Typesingle_family
Built2010
Price / sqft$1715
Est. value (own analysis)$17,961,622
Rent estimate (own analysis)$15,500/mo
HOA$33/mo
Flood10/10extreme$Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-01-02
Removed date—
MLSMiamiMLS #A11937343
Coordinates25.71715, -80.24641
Address3835 Carole Ct
CityMiami
StateFL
Zip33133
Listing ID5039790769
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33133)
Typical home value (ZHVI)$1,352,044
Typical rent (ZORI)$3,793/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 | $16,400,000 |
| Down payment (20.0%) | $3,280,000 |
| Loan amount | $13,120,000 |
| Closing costs (5.0%) | $820,000 |
| Total cash to close | $4,100,000 |
| Income | |
| Rent (comp-derived) | $15,500$186,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $14,260$171,120 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $25,967$311,600 |
| Insurance (est. scaled by flood & wind risk) | $24,053$288,640 |
| HOA dues | $33$396 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $775$9,300 |
| Total operating expenses | $50,828$609,936 |
| 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) | $775$9,300 |
| 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 | 6 | 4 | 2,763 | $6,500 | 2026-08-18 | — | |
| single_family | 6 | 3 | 2,417 | $8,000 | 2026-08-05 | — | |
| single_family | 6 | 4 | 3,218 | $7,900 | 2026-07-24 | — | |
| single_family | 6 | 7 | 5,850 | $25,000 | 2026-07-21 | — | |
| single_family | 6 | 7 | 5,712 | $65,000 | 2026-07-01 | — | |
| single_family | 6 | 3 | 1,854 | $5,300 | 2026-08-26 | — | |
| single_family | 6 | 5 | 3,390 | $13,000 | 2026-06-25 | — | |
| single_family | 6 | 6 | 5,322 | $28,000 | 2026-06-17 | — | |
| single_family | 6 | 5 | 4,432 | $29,500 | 2026-06-17 | — | |
| single_family | 6 | 6 | 4,181 | $18,000 | 2026-08-03 | — | |
| single_family | 6 | 8 | 5,568 | $58,500 | 2026-04-15 | — | |
| single_family | 6 | 4 | 6,112 | $30,000 | — | — | |
| single_family | 6 | 4 | 3,078 | $3,500 | 2026-08-28 | — | |
| single_family | 6 | 3 | 2,716 | $2,000 | 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 |
|---|---|---|---|---|---|---|
| 2496 Abaco Ave | single_family | 6 | 5 | 3,417 | $2,699,999 | 2026-08-19 |
| 6970 Sunrise Dr | single_family | 6 | 7 | 6,460 | $13,000,000 | 2026-08-13 |
| 4040 Kiaora St | single_family | 6 | 8 | 8,833 | $22,500,000 | 2026-07-27 |
| 215 S Shore Dr | single_family | 6 | 6 | 4,626 | $6,500,000 | 2026-07-10 |
| 6850 Sunrise Ct | single_family | 6 | 8 | 5,551 | $16,350,000 | 2026-06-15 |
| 6853 Sunrise Ct | single_family | 6 | 8 | 5,431 | $16,300,000 | 2026-05-18 |
| 3701 Park Ave | single_family | 6 | 7 | 6,707 | $12,600,000 | 2026-04-30 |
| 3069 Hibiscus St | single_family | 6 | 6 | 4,136 | $1,800,000 | 2026-03-16 |
| 2910 Emathla St | single_family | 6 | 8 | 9,143 | $12,500,000 | 2026-02-09 |
| 3700 Hibiscus St | single_family | 6 | 7 | 5,458 | $10,725,000 | 2026-02-04 |
| 1661 Onaway Dr | single_family | 6 | 7 | 6,281 | $8,150,000 | 2026-02-04 |
| 3200 Calusa St | single_family | 6 | 7 | 5,248 | $6,200,000 | 2026-02-03 |
| 3467 N Moorings Way | single_family | 6 | 7 | 6,268 | $16,500,000 | 2026-01-22 |
| 3320 Devon Rd | single_family | 6 | 6 | 6,355 | $14,970,000 | 2026-01-21 |
| 2931 Emathla St | single_family | 6 | 4 | 6,218 | $10,345,000 | 2025-12-18 |
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 |
|---|---|---|---|---|---|---|
| 2655 S Bayshore Dr Unit 1801-02 | condos | 6 | 7 | 4,833 | $14,750,000 | — |
| 2100 SW 25th St | single_family | 6 | 3 | 2,147 | $450,000 | — |
| 2884 SW 36th Ave | multi_family | 6 | 4 | 2,932 | $1,279,000 | — |
| 3231 SW 25th St | multi_family | 6 | 3 | 2,027 | $1,075,000 | — |
| 3036 Center St | multi_family | 6 | 4 | 2,322 | $1,795,000 | — |
| 2635 SW 34th Ct | multi_family | 6 | 4 | 2,942 | $1,275,000 | — |
| 1818 Espanola Dr | single_family | 6 | 5 | 4,334 | $4,195,000 | — |
| 2 Grove Isle Dr Unit B801-802 | condos | 6 | 5 | 5,012 | $6,900,000 | — |
10-year hold projection
IRR-13.6%
Equity multiple-1.35x
Total return (10yr)-$7,500,033
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $16,892,000 | -$438,816 | -$1,459,868 | $12,977,750 | $3,914,250 |
| 2 | $17,398,760 | -$448,931 | -$1,470,215 | $12,825,732 | $4,573,028 |
| 3 | $17,920,723 | -$459,273 | -$1,480,795 | $12,663,274 | $5,257,449 |
| 4 | $18,458,344 | -$469,847 | -$1,491,614 | $12,489,660 | $5,968,684 |
| 5 | $19,012,095 | -$480,658 | -$1,502,675 | $12,304,124 | $6,707,970 |
| 6 | $19,582,458 | -$491,712 | -$1,513,986 | $12,105,847 | $7,476,610 |
| 7 | $20,169,931 | -$503,013 | -$1,525,549 | $11,893,955 | $8,275,977 |
| 8 | $20,775,029 | -$514,566 | -$1,537,373 | $11,667,511 | $9,107,519 |
| 9 | $21,398,280 | -$526,378 | -$1,549,461 | $11,425,517 | $9,972,763 |
| 10 | $22,040,229 | -$538,454 | -$1,561,820 | $11,166,905 | $10,873,324 |
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.