128 Ocean Blvd
Golden Beach, FL 33160 · single_family · For Sale · 156 days on market
Asking price$12,950,000
6 beds 9 baths 7,657 sqft
Listed by Nathanel Amir · Pellego, LLC
Typesingle_family
Built2023
Price / sqft$1691
Est. value (own analysis)$14,856,035
Rent estimate (own analysis)$42,000/mo
HOANone
1 / 31
Show every detail
Statusfor_sale
Listed date2026-03-30
Removed date—
MLSMiamiMLS #A11989046
Coordinates25.95807, -80.12021
Address128 Ocean Blvd
CityGolden Beach
StateFL
Zip33160
Listing ID5063904647
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 | $12,950,000 |
| Down payment (20.0%) | $2,590,000 |
| Loan amount | $10,360,000 |
| Closing costs (5.0%) | $647,500 |
| Total cash to close | $3,237,500 |
| Income | |
| Rent (comp-derived) | $42,000$504,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $38,640$463,680 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $20,504$246,050 |
| Insurance (placeholder 0.8% of price) | $8,633$103,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,100$25,200 |
| Total operating expenses | $31,238$374,850 |
| 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) | $2,100$25,200 |
| 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 | 6 | 7 | 5,790 | $42,000 | 2026-07-29 | — | |
| single_family | 6 | 7 | 5,036 | $37,000 | 2026-08-26 | — | |
| single_family | 6 | 7 | 5,700 | $75,000 | 2026-03-06 | — | |
| single_family | 6 | 5 | 5,743 | $45,000 | 2026-03-17 | — | |
| single_family | 6 | 8 | 5,293 | $35,000 | 2025-11-21 | — | |
| single_family | 6 | 8 | 7,500 | $65,000 | 2026-07-28 | — | |
| single_family | 6 | 7 | 5,036 | $37,000 | 2026-08-07 | — |
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 |
|---|---|---|---|---|---|---|
| 354 Golden Beach Dr | single_family | 6 | 7 | 4,154 | $8,020,000 | 2026-07-28 |
| 364 Golden Beach Dr | single_family | 6 | 7 | 5,363 | $9,940,000 | 2026-07-09 |
| 306 Atlantic Ave | single_family | 6 | 5 | 4,799 | $5,000,000 | 2026-06-29 |
| 3965 194th Ln | single_family | 6 | 6 | 3,994 | $2,900,000 | 2026-04-30 |
| 620 Ocean Blvd | single_family | 6 | 9 | 5,457 | $8,000,000 | 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 |
| 3209 NE 169th St | single_family | 6 | 8 | 6,364 | $12,550,000 | 2026-03-16 |
| 194 S Island Dr | single_family | 6 | 8 | 7,635 | $27,100,000 | 2026-01-06 |
| 220 S Island | single_family | 6 | 5 | 6,642 | $12,950,000 | 2025-12-01 |
| 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 |
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 |
|---|---|---|---|---|---|---|
| 275 189th Ter | single_family | 6 | 7 | 4,167 | $4,500,000 | — |
| 3916 Island Estates Dr | single_family | 6 | 7 | 6,932 | $19,990,000 | — |
| 1522 Island Blvd | single_family | 6 | 8 | 6,430 | $13,750,000 | — |
| 17121 Collins Ave Apt 4806 | condos | 6 | 8 | 8,332 | $8,332,000 | — |
| 142 S Island Dr | single_family | 6 | 9 | 8,783 | $16,999,000 | — |
| single_family | 6 | 8 | 7,500 | $8,900,000 | — | |
| 19575 Collins Ave Unit 3 | condos | 6 | 9 | 10,515 | $19,995,000 | — |
| 342 S Parkway | single_family | 6 | 7 | 5,660 | $16,900,000 | — |
10-year hold projection
IRR-5.3%
Equity multiple0.12x
Total return (10yr)-$1,159,531
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $13,338,500 | $88,830 | -$735,284 | $10,247,675 | $3,090,825 |
| 2 | $13,738,655 | $93,369 | -$731,375 | $10,127,636 | $3,611,019 |
| 3 | $14,150,815 | $98,091 | -$727,298 | $9,999,354 | $4,151,461 |
| 4 | $14,575,339 | $103,003 | -$723,048 | $9,862,262 | $4,713,077 |
| 5 | $15,012,599 | $108,112 | -$718,618 | $9,715,757 | $5,296,843 |
| 6 | $15,462,977 | $113,424 | -$714,001 | $9,559,190 | $5,903,787 |
| 7 | $15,926,867 | $118,947 | -$709,191 | $9,391,872 | $6,534,994 |
| 8 | $16,404,673 | $124,689 | -$704,180 | $9,213,065 | $7,191,608 |
| 9 | $16,896,813 | $130,658 | -$698,960 | $9,021,978 | $7,874,835 |
| 10 | $17,403,717 | $136,861 | -$693,524 | $8,817,769 | $8,585,948 |
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.