385 Centre Is
Golden Beach, FL 33160 · single_family · For Sale · 103 days on market
Asking price$41,995,000
12 beds 13 baths 10,802 sqft
Suggested offer$12,000,806$29,994,194 above the est. market value of $12,000,806.
View on Realtor.com →Listed by Alexander Goldstein · Miles Goldstein Real Estate
Typesingle_family
Built2014
Price / sqft$3888
Est. value (own analysis)$12,000,806
Rent estimate (Zillow ZIP avg)$3,079/mo
HOANone
1 / 88
Show every detail
Statusfor_sale
Listed date2026-05-22
Removed date—
MLSMiamiMLS #A12023794
Coordinates25.96568, -80.12274
Address385 Centre Is
CityGolden Beach
StateFL
Zip33160
Listing ID5044079166
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $41,995,000 |
| Down payment (20.0%) | $8,399,000 |
| Loan amount | $33,596,000 |
| Closing costs (5.0%) | $2,099,750 |
| Total cash to close | $10,498,750 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $3,079$36,944 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,832$33,988 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $66,492$797,905 |
| Insurance (placeholder 0.8% of price) | $27,997$335,960 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,847 |
| Total operating expenses | $94,643$1,135,712 |
| 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) | $154$1,847 |
| 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.
No active rental listings cached yet for this bedroom count.
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 204 191st St | single_family | 4 | 3 | 2,632 | $2,200,000 | 2026-08-27 |
| 262 189th Ter | single_family | 5 | 6 | 4,140 | $5,325,000 | 2026-08-17 |
| 625 Ocean Blvd | single_family | 5 | 4 | 6,734 | $24,000,000 | 2026-08-13 |
| 354 Golden Beach Dr | single_family | 6 | 7 | 4,154 | $8,020,000 | 2026-07-28 |
| 220 187th St | single_family | 3 | 3 | 1,813 | $2,050,000 | 2026-07-15 |
| 3421 NE 170th St | single_family | 3 | 2 | 2,179 | $2,200,000 | 2026-07-10 |
| 364 Golden Beach Dr | single_family | 6 | 7 | 5,363 | $9,940,000 | 2026-07-09 |
| 194 Golden Beach Dr | single_family | 7 | 6 | 4,596 | $7,730,000 | 2026-07-08 |
| 465 Golden Beach Dr | single_family | 5 | 5 | 3,674 | $4,500,000 | 2026-07-01 |
| 306 Atlantic Ave | single_family | 6 | 5 | 4,799 | $5,000,000 | 2026-06-29 |
| 272 191st Ter | single_family | 3 | 2 | 1,748 | $1,430,000 | 2026-06-08 |
| 3428 NE 169th St | single_family | 4 | 3 | 2,632 | $2,200,000 | 2026-05-26 |
| 3443 NE 166th St | single_family | 5 | 5 | 3,083 | $2,000,000 | 2026-05-21 |
| 333 Golden Beach Dr | single_family | 5 | 5 | 4,810 | $4,000,000 | 2026-05-19 |
| 19140 N Bay Rd | single_family | 4 | 3 | 3,428 | $3,800,000 | 2026-05-19 |
| 3400 NE 165th St | single_family | 4 | 3 | 2,502 | $3,000,000 | 2026-05-11 |
| 1504 Island Blvd | single_family | 4 | 4 | 5,628 | $3,600,000 | 2026-05-08 |
| 19005 Atlantic Blvd | single_family | 7 | 6 | 3,696 | $2,750,000 | 2026-05-01 |
| 3965 194th Ln | single_family | 6 | 6 | 3,994 | $2,900,000 | 2026-04-30 |
| 530 Ocean Blvd | single_family | 4 | 5 | 3,920 | $3,180,000 | 2026-04-28 |
| 3942 194th Ln | single_family | 5 | 5 | 3,339 | $2,450,000 | 2026-04-07 |
| 620 Ocean Blvd | single_family | 6 | 9 | 5,457 | $8,000,000 | 2026-03-31 |
| 300 187th St | single_family | 3 | 2 | 1,653 | $1,605,000 | 2026-03-31 |
| 387 Ocean Blvd | single_family | 6 | 10 | 11,599 | $32,500,000 | 2026-03-25 |
| 455 Centre Is | single_family | 6 | 5 | 4,413 | $8,800,000 | 2026-03-24 |
| 395 Ocean Blvd | single_family | 0 | — | — | $22,250,000 | 2026-03-23 |
| 3914 Island Estates Dr | single_family | 5 | 6 | 6,522 | $10,000,000 | 2026-03-23 |
| 3209 NE 169th St | single_family | 6 | 8 | 6,364 | $12,550,000 | 2026-03-16 |
| 200 188th St | single_family | 4 | 2 | 2,099 | $1,700,000 | 2026-02-23 |
| 147 Golden Beach Dr | single_family | 4 | 3 | 2,256 | $3,300,000 | 2026-02-02 |
| 685 Golden Beach Dr | single_family | 4 | 3 | 3,323 | $3,700,000 | 2026-01-20 |
| 251 190th St | single_family | 2 | 1 | 1,125 | $1,300,000 | 2026-01-12 |
| 194 S Island Dr | single_family | 6 | 8 | 7,635 | $27,100,000 | 2026-01-06 |
| 2200 NE 174th St | single_family | 3 | 2 | 2,065 | $500,000 | 2025-12-29 |
| 2531 NE 182nd St | single_family | 5 | 5 | 3,302 | $1,740,000 | 2025-12-15 |
| 630 Golden Beach Dr | single_family | 7 | 9 | 8,541 | $16,420,000 | 2025-12-12 |
| 2925 NE 164th St | single_family | 4 | 2 | 2,938 | $4,000,000 | 2025-12-11 |
| 4042 Island Estates Dr | single_family | 4 | 8 | 7,796 | $12,450,000 | 2025-12-11 |
| 2531 NE 182 | single_family | 5 | 5 | 4,035 | $1,740,000 | 2025-12-05 |
| 220 S Island | single_family | 6 | 5 | 6,642 | $12,950,000 | 2025-12-01 |
| 350 190th St | single_family | 3 | 3 | 2,556 | $1,600,000 | 2025-11-26 |
| 210 187th St | single_family | 3 | 2 | 1,826 | $1,300,000 | 2025-11-24 |
| 3301 NE 170th St | single_family | 6 | 7 | 5,446 | $4,000,000 | 2025-10-14 |
| 100 Golden Beach Dr | single_family | 6 | 7 | 7,755 | $16,558,000 | 2025-10-01 |
| 250 190th St | single_family | 5 | 6 | 4,378 | $3,900,000 | 2025-09-29 |
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.
No other cached listings nearby for this bedroom count yet.
10-year hold projection
IRR-13.4%
Equity multiple-1.31x
Total return (10yr)-$18,818,505
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $43,254,850 | -$1,101,724 | -$3,694,334 | $33,231,745 | $10,023,105 |
| 2 | $44,552,496 | -$1,129,097 | -$3,721,754 | $32,842,476 | $11,710,020 |
| 3 | $45,889,070 | -$1,157,149 | -$3,749,853 | $32,426,475 | $13,462,595 |
| 4 | $47,265,742 | -$1,185,898 | -$3,778,650 | $31,981,907 | $15,283,835 |
| 5 | $48,683,715 | -$1,215,360 | -$3,808,162 | $31,506,811 | $17,176,904 |
| 6 | $50,144,226 | -$1,245,552 | -$3,838,406 | $30,999,089 | $19,145,138 |
| 7 | $51,648,553 | -$1,276,494 | -$3,869,400 | $30,456,501 | $21,192,052 |
| 8 | $53,198,010 | -$1,308,204 | -$3,901,163 | $29,876,653 | $23,321,357 |
| 9 | $54,793,950 | -$1,340,700 | -$3,933,714 | $29,256,986 | $25,536,964 |
| 10 | $56,437,768 | -$1,374,002 | -$3,967,072 | $28,594,766 | $27,843,002 |
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.