13700 SW 74th Ct
Palmetto Bay, FL 33158 · single_family · Pending — under contract · 138 days on market
Asking price$1,649,000
5 beds 3 baths — sqft
Listed by Andres Morales · Coldwell Banker Realty
Typesingle_family
Built1958
Price / sqft—
Est. value (own analysis)$2,000,000
Rent estimate (own analysis)$10,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-04-17
Removed date—
MLSMiamiMLS #A12002905
Coordinates25.64344, -80.31498
Address13700 SW 74th Ct
CityPalmetto Bay
StateFL
Zip33158
Listing ID5061698222
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 | $1,649,000 |
| Down payment (20.0%) | $329,800 |
| Loan amount | $1,319,200 |
| Closing costs (5.0%) | $82,450 |
| Total cash to close | $412,250 |
| Income | |
| Rent (comp-derived) | $10,000$120,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $9,200$110,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,611$31,331 |
| Insurance (est. scaled by flood & wind risk) | $1,924$23,086 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $500$6,000 |
| Total operating expenses | $5,035$60,417 |
| 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) | $500$6,000 |
| 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 | 4 | 2,216 | $13,800 | 2026-08-27 | — | |
| single_family | 5 | 4 | 3,639 | $9,500 | 2026-02-26 | — | |
| single_family | 5 | 4 | 3,129 | $10,700 | 2026-08-31 | — | |
| single_family | 5 | 4 | 4,559 | $10,500 | 2026-05-20 | — | |
| single_family | 5 | 5 | 4,200 | $17,000 | 2026-05-29 | — | |
| single_family | 5 | 4 | 3,312 | $9,000 | 2026-06-25 | — | |
| single_family | 5 | 4 | 2,702 | $7,000 | 2026-07-13 | — | |
| single_family | 5 | 3 | 2,181 | $7,300 | 2026-08-18 | — |
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 |
|---|---|---|---|---|---|---|
| 13650 SW 82nd Ct | single_family | 5 | 6 | 5,051 | $3,000,000 | 2026-08-11 |
| 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 |
| 6740 SW 144th St | single_family | 5 | 3 | 3,026 | $1,360,000 | 2026-07-09 |
| 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 |
| 8230 SW 150th Dr | single_family | 5 | 4 | 3,485 | $2,000,000 | 2026-06-09 |
| 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 |
| 13681 Deering Bay Dr | single_family | 5 | 6 | 5,438 | $3,050,000 | 2026-05-19 |
| 13671 SW Deering Bay Dr | single_family | 5 | 9 | 6,476 | $4,675,000 | 2026-04-13 |
| 7560 SW 144th St | single_family | 5 | 5 | 2,482 | $1,620,000 | 2026-03-24 |
| 13605 SW 73rd Ave | single_family | 5 | 3 | 3,436 | $1,500,000 | 2026-01-15 |
| 6950 SW 146th St | single_family | 5 | 3 | 4,149 | $1,300,000 | 2026-01-07 |
| 7505 SW 141st St | single_family | 5 | 4 | 4,273 | $2,400,000 | 2025-11-19 |
| 6730 SW 141st St | single_family | 5 | 5 | 3,966 | $2,400,000 | 2025-10-30 |
| 6840 N Cartee Rd | single_family | 5 | 3 | 2,871 | $2,237,500 | 2025-09-12 |
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 |
|---|---|---|---|---|---|---|
| 13626 Deering Bay Dr | townhomes | 5 | 6 | 3,276 | $2,375,000 | — |
| 6220 SW 144th St | single_family | 5 | 5 | 4,675 | $3,195,000 | — |
| 7605 SW 147th St | single_family | 5 | 3 | 3,160 | $1,695,000 | — |
| 8522 SW 148th Ter | single_family | 5 | 3 | 2,181 | $1,300,000 | — |
| 14311 SW 74th Ct | single_family | 5 | 3 | 2,288 | $1,325,000 | — |
| 6952 SW 149th Ter | single_family | 5 | 4 | 3,122 | $1,675,000 | — |
| 15144 SW 72nd Ct | single_family | 5 | 4 | 3,200 | $2,200,000 | — |
| 6721 SW 140th St | single_family | 5 | 5 | 5,079 | $3,300,000 | — |
10-year hold projection
IRR0.8%
Equity multiple1.13x
Total return (10yr)$267,712
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,698,470 | $49,983 | -$57,747 | $1,304,897 | $393,573 |
| 2 | $1,749,424 | $51,785 | -$56,096 | $1,289,612 | $459,812 |
| 3 | $1,801,907 | $53,648 | -$54,386 | $1,273,277 | $528,630 |
| 4 | $1,855,964 | $55,575 | -$52,617 | $1,255,820 | $600,144 |
| 5 | $1,911,643 | $57,567 | -$50,786 | $1,237,165 | $674,478 |
| 6 | $1,968,992 | $59,628 | -$48,891 | $1,217,229 | $751,764 |
| 7 | $2,028,062 | $61,758 | -$46,930 | $1,195,923 | $832,139 |
| 8 | $2,088,904 | $63,961 | -$44,901 | $1,173,154 | $915,749 |
| 9 | $2,151,571 | $66,239 | -$42,802 | $1,148,822 | $1,002,749 |
| 10 | $2,216,118 | $68,594 | -$40,629 | $1,122,819 | $1,093,299 |
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.