14100 Old Cutler Rd
Palmetto Bay, FL 33158 · single_family · For Sale · 167 days on market
Asking price$6,750,000
7 beds 9 baths 7,230 sqft
Suggested offer$4,142,356$2,607,644 above the est. market value of $4,142,356.
View on Realtor.com →Listed by Michael Martinez · One Sotheby's International Realty
Typesingle_family
Built2026
Price / sqft$934
Est. value (own analysis)$4,142,356
Rent estimate (own analysis)$14,500/mo
HOANone
1 / 40
Show every detail
Statusfor_sale
Listed date2026-03-19
Removed date—
MLSMiamiMLS #A11981710
Coordinates25.64004, -80.30738
Address14100 Old Cutler Rd
CityPalmetto Bay
StateFL
Zip33158
Listing ID5054729491
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 | $6,750,000 |
| Down payment (20.0%) | $1,350,000 |
| Loan amount | $5,400,000 |
| Closing costs (5.0%) | $337,500 |
| Total cash to close | $1,687,500 |
| Income | |
| Rent (comp-derived) | $14,500$174,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $13,340$160,080 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $10,688$128,250 |
| Insurance (placeholder 0.8% of price) | $4,500$54,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $725$8,700 |
| Total operating expenses | $15,913$190,950 |
| 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) | $725$8,700 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 7 | 5 | 3,545 | $14,500 | 2026-07-13 | — |
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 |
|---|---|---|---|---|---|---|
| 14525 SW 84th Ave | single_family | 4 | 3 | 2,552 | $1,765,000 | 2026-08-28 |
| 14200 Old Cutler Rd | single_family | 6 | 6 | 4,872 | $4,900,000 | 2026-08-26 |
| 8240 SW 150th Dr | single_family | 4 | 3 | 2,382 | $1,375,000 | 2026-08-21 |
| 13700 SW 78th Pl | single_family | 4 | 2 | 2,188 | $960,000 | 2026-08-18 |
| 13650 SW 82nd Ct | single_family | 5 | 6 | 5,051 | $3,000,000 | 2026-08-11 |
| 6370 SW 144th St | single_family | 4 | 4 | 3,233 | $2,350,000 | 2026-08-10 |
| 13830 SW 79th Ct | single_family | 4 | 2 | 1,842 | $1,075,000 | 2026-07-30 |
| 14590 SW 84th Ct | single_family | 5 | 3 | 3,087 | $1,275,000 | 2026-07-28 |
| 13820 SW 73rd Ave | single_family | 5 | 3 | 2,926 | $1,725,000 | 2026-07-24 |
| 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 |
| 6740 SW 144th St | single_family | 5 | 3 | 3,026 | $1,360,000 | 2026-07-09 |
| 8241 SW 142nd St | single_family | 4 | 2 | 2,004 | $920,000 | 2026-07-06 |
| 14421 SW 85th Ave | single_family | 3 | 2 | 2,578 | $950,000 | 2026-07-02 |
| 13693 Deering Bay Dr | single_family | 5 | 7 | 6,071 | $4,550,000 | 2026-06-29 |
| 14323 SW 80th Ave | single_family | 5 | 5 | 3,578 | $2,200,000 | 2026-06-25 |
| 8521 SW 145th St | single_family | 5 | 4 | 4,633 | $2,650,000 | 2026-06-25 |
| 6910 SW 145th Ter | single_family | 5 | 5 | 4,870 | $3,600,000 | 2026-06-18 |
| 6975 SW 149th Ter | single_family | 5 | 3 | 2,304 | $1,625,000 | 2026-06-17 |
| 8461 SW 147th Ter | single_family | 5 | 3 | 2,152 | $1,071,000 | 2026-06-15 |
| 14700 SW 78th Ave | single_family | 4 | 3 | 2,967 | $1,650,000 | 2026-06-15 |
| 13600 SW 67th Ave | single_family | 7 | 8 | 8,129 | $5,670,000 | 2026-06-10 |
| 8230 SW 150th Dr | single_family | 5 | 4 | 3,485 | $2,000,000 | 2026-06-09 |
| 13670 Deering Bay Dr | single_family | — | 0 | — | $1,950,000 | 2026-06-08 |
| 8425 SW 149th Dr | single_family | 4 | 3 | 2,562 | $1,390,000 | 2026-06-05 |
| 14670 SW 69th Pl | single_family | 9 | 7 | 6,875 | $2,150,000 | 2026-06-03 |
| 7695 SW 142nd St | single_family | 5 | 4 | 2,266 | $1,200,000 | 2026-05-28 |
| 7900 SW 143rd St | single_family | 5 | 3 | 2,864 | $1,200,000 | 2026-05-27 |
| 13800 SW 79th Ct | single_family | 3 | 2 | 2,530 | $1,790,000 | 2026-05-22 |
| 13681 Deering Bay Dr | single_family | 5 | 6 | 5,438 | $3,050,000 | 2026-05-19 |
| 8400 SW 141st St | single_family | 3 | 2 | 1,916 | $775,000 | 2026-05-18 |
| 6991 SW 144th St | single_family | 6 | 6 | 4,708 | $4,000,000 | 2026-05-15 |
| 14345 SW 72nd Ct | single_family | 4 | 5 | 4,011 | $1,745,000 | 2026-05-05 |
| 6875 N Cartee Rd | single_family | 3 | 3 | 2,755 | $2,185,000 | 2026-05-01 |
| 14040 SW 83rd Ct | single_family | 4 | 4 | 3,194 | $1,300,000 | 2026-05-01 |
| 14941 SW 69th Ct | single_family | 3 | 2 | 1,415 | $1,375,000 | 2026-04-28 |
| 13901 Old Cutler Rd | single_family | 6 | 8 | — | $6,200,000 | 2026-04-15 |
| 13671 SW Deering Bay Dr | single_family | 5 | 9 | 6,476 | $4,675,000 | 2026-04-13 |
| 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 |
| 8501 SW 142nd St | single_family | 4 | 2 | 1,860 | $982,000 | 2026-04-07 |
| 7560 SW 144th St | single_family | 5 | 5 | 2,482 | $1,620,000 | 2026-03-24 |
| 8465 SW 143rd St | single_family | 3 | 2 | 1,390 | $815,000 | 2026-03-20 |
| 14590 SW 81st Ave | single_family | 4 | 2 | 2,367 | $1,300,000 | 2026-03-19 |
| 13820 SW 82nd Ave | single_family | 4 | 3 | 2,988 | $1,250,000 | 2026-03-18 |
| 13945 Cartee Rd | single_family | 4 | 3 | 3,066 | $2,245,000 | 2026-03-13 |
| 15021 SW 75th Ct | single_family | 4 | 3 | 2,490 | $1,240,000 | 2026-03-13 |
| 14700 SW 83rd Pl | single_family | 4 | 2 | 1,853 | $1,350,000 | 2026-03-04 |
| 8523 SW 139th Ter | single_family | 2 | 3 | 2,211 | $856,000 | 2026-03-02 |
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 |
|---|---|---|---|---|---|---|
| 13880 SW 68th Ave | single_family | 7 | 7 | 5,551 | $3,900,000 | — |
10-year hold projection
IRR-8.1%
Equity multiple-0.38x
Total return (10yr)-$1,440,539
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,952,500 | -$30,870 | -$455,992 | $5,341,452 | $1,611,048 |
| 2 | $7,161,075 | -$30,841 | -$456,181 | $5,278,884 | $1,882,191 |
| 3 | $7,375,907 | -$30,788 | -$456,351 | $5,212,018 | $2,163,889 |
| 4 | $7,597,184 | -$30,709 | -$456,500 | $5,140,562 | $2,456,623 |
| 5 | $7,825,100 | -$30,602 | -$456,627 | $5,064,198 | $2,760,902 |
| 6 | $8,059,853 | -$30,466 | -$456,731 | $4,982,590 | $3,077,263 |
| 7 | $8,301,649 | -$30,300 | -$456,811 | $4,895,378 | $3,406,271 |
| 8 | $8,550,698 | -$30,101 | -$456,865 | $4,802,177 | $3,748,521 |
| 9 | $8,807,219 | -$29,869 | -$456,892 | $4,702,576 | $4,104,643 |
| 10 | $9,071,436 | -$29,602 | -$456,890 | $4,596,135 | $4,475,300 |
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.