15190 Old Cutler Rd
Palmetto Bay, FL 33158 · single_family · For Sale · 18 days on market
Asking price$1,399,000
3 beds 2 baths 3,204 sqft
Listed by IRMA GARCIA · Xcellence Realty
Typesingle_family
Built1969
Price / sqft$437
Est. value (own analysis)$1,946,590
Rent estimate (own analysis)$4,925/mo
HOANone
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Statusfor_sale
Listed date2026-08-16
Removed date—
MLSMiamiMLS #A12072014
Coordinates25.63014, -80.31152
Address15190 Old Cutler Rd
CityPalmetto Bay
StateFL
Zip33158
Listing ID5061101967
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 | $1,399,000 |
| Down payment (20.0%) | $279,800 |
| Loan amount | $1,119,200 |
| Closing costs (5.0%) | $69,950 |
| Total cash to close | $349,750 |
| Income | |
| Rent (comp-derived) | $4,925$59,100 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,531$54,372 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,215$26,581 |
| Insurance (placeholder 0.8% of price) | $933$11,192 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $246$2,955 |
| Total operating expenses | $3,394$40,728 |
| 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) | $246$2,955 |
| 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 | 3 | 2 | 1,459 | $4,950 | 2026-08-09 | — | |
| single_family | 3 | 2 | 1,078 | $3,350 | 2026-08-13 | — | |
| single_family | 3 | 2 | 1,462 | $4,900 | 2026-04-02 | — | |
| single_family | 3 | 2 | 1,617 | $4,500 | 2026-07-17 | — | |
| single_family | 3 | 2 | 1,352 | $5,100 | 2026-08-24 | — | |
| single_family | 3 | 2 | 1,864 | $8,500 | 2026-08-05 | — | |
| single_family | 3 | 3 | — | $3,400 | 2026-04-14 | — | |
| single_family | 3 | 2 | 1,404 | $2,885 | 2024-10-26 | — | |
| single_family | 3 | 2 | 1,721 | $5,500 | 2026-03-15 | — | |
| single_family | 3 | 2 | 1,404 | $7,000 | 2026-08-30 | — |
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 |
|---|---|---|---|---|---|---|
| 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 |
| 14421 SW 85th Ave | single_family | 3 | 2 | 2,578 | $950,000 | 2026-07-02 |
| 13800 SW 79th Ct | single_family | 3 | 2 | 2,530 | $1,790,000 | 2026-05-22 |
| 8400 SW 141st St | single_family | 3 | 2 | 1,916 | $775,000 | 2026-05-18 |
| 6875 N Cartee Rd | single_family | 3 | 3 | 2,755 | $2,185,000 | 2026-05-01 |
| 14941 SW 69th Ct | single_family | 3 | 2 | 1,415 | $1,375,000 | 2026-04-28 |
| 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 |
| 8465 SW 143rd St | single_family | 3 | 2 | 1,390 | $815,000 | 2026-03-20 |
| 8360 SW 148th Dr | single_family | 3 | 2 | 1,566 | $1,100,000 | 2026-02-27 |
| 7870 SW 141st Ter | single_family | 3 | 2 | 1,854 | $1,565,000 | 2026-01-12 |
| 8225 SW 151st St | single_family | 3 | 2 | 2,352 | $1,250,000 | 2025-12-18 |
| 8041 SW 139th Ter | single_family | 3 | 2 | 1,803 | $999,000 | 2025-12-12 |
| 13905 SW 78th Ct | single_family | 3 | 2 | 1,592 | $980,000 | 2025-12-05 |
| 7805 SW 141st St | single_family | 3 | 3 | 2,813 | $1,150,000 | 2025-11-24 |
| 14701 SW 84th Ct | single_family | 3 | 3 | 1,817 | $1,105,000 | 2025-11-06 |
| 6600 SW 144th St | single_family | 3 | 3 | — | $1,300,000 | 2025-10-14 |
| 14625 SW 83rd Pl | single_family | 3 | 2 | 1,933 | $1,550,000 | 2025-09-15 |
| 7420 SW 140th Ter | single_family | 3 | 2 | 2,216 | $1,345,000 | 2025-09-04 |
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 |
|---|---|---|---|---|---|---|
| 13633 Deering Bay Dr Apt 256 | condos | 3 | 4 | 2,980 | $1,850,000 | — |
| 8261 SW 142nd St | single_family | 3 | 2 | 2,324 | $1,179,000 | — |
| 6305 Marlin Dr | single_family | 3 | 2 | 1,922 | $1,200,000 | — |
| 8265 SW 149th Dr | single_family | 3 | 2 | 1,890 | $1,299,000 | — |
| 13647 Deering Bay Dr Apt 142 | condos | 3 | 4 | 3,140 | $1,995,000 | — |
| 8340 SW 151st St | single_family | 3 | 2 | 1,800 | $930,000 | — |
| 13730 SW 75th Ave | single_family | 3 | 2 | 2,123 | $1,075,000 | — |
| 13621 Deering Bay Dr Apt 502 | condos | 3 | 4 | 2,972 | $2,299,000 | — |
10-year hold projection
IRR-4.5%
Equity multiple0.24x
Total return (10yr)-$81,409
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,440,970 | $13,644 | -$75,618 | $1,107,065 | $333,905 |
| 2 | $1,484,199 | $14,257 | -$75,079 | $1,094,097 | $390,102 |
| 3 | $1,528,725 | $14,893 | -$74,519 | $1,080,239 | $448,486 |
| 4 | $1,574,587 | $15,554 | -$73,935 | $1,065,429 | $509,158 |
| 5 | $1,621,824 | $16,240 | -$73,329 | $1,049,602 | $572,223 |
| 6 | $1,670,479 | $16,952 | -$72,699 | $1,032,688 | $637,791 |
| 7 | $1,720,594 | $17,691 | -$72,043 | $1,014,612 | $705,981 |
| 8 | $1,772,211 | $18,458 | -$71,362 | $995,296 | $776,916 |
| 9 | $1,825,378 | $19,254 | -$70,654 | $974,652 | $850,725 |
| 10 | $1,880,139 | $20,079 | -$69,918 | $952,591 | $927,548 |
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.