13120 Old Cutler Rd
Pinecrest, FL 33156 · single_family · For Sale · 341 days on market
Asking price$9,250,000
7 beds 8 baths 7,954 sqft
Suggested offer$8,147,348$1,102,653 above the est. market value of $8,147,348.
View on Realtor.com →Listed by Michael Martinez · One Sotheby's International Realty
Typesingle_family
Built2023
Price / sqft$1163
Est. value (own analysis)$8,147,348
Rent estimate (own analysis)$47,500/mo
HOA$167/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2025-09-26
Removed date—
MLSMiamiMLS #A11883774
Coordinates25.64953, -80.28840
Address13120 Old Cutler Rd
CityPinecrest
StateFL
Zip33156
Listing ID5074077849
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33156)
Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/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 | $9,250,000 |
| Down payment (20.0%) | $1,850,000 |
| Loan amount | $7,400,000 |
| Closing costs (5.0%) | $462,500 |
| Total cash to close | $2,312,500 |
| Income | |
| Rent (comp-derived) | $47,500$570,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $43,700$524,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $14,646$175,750 |
| Insurance (est. scaled by flood & wind risk) | $9,250$111,000 |
| HOA dues | $167$2,004 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,375$28,500 |
| Total operating expenses | $26,438$317,254 |
| 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) | $2,375$28,500 |
| 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 | 7 | 5,119 | $13,990 | 2026-06-17 | — | |
| single_family | 7 | 9 | 11,253 | $95,000 | 2026-07-24 | — | |
| single_family | 7 | 8 | 7,073 | $55,000 | 2026-08-06 | — | |
| single_family | 7 | 10 | 6,828 | $40,000 | 2026-08-10 | — |
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 |
|---|---|---|---|---|---|---|
| 12220 Rock Garden Ln | single_family | 7 | 6 | 6,065 | $6,575,000 | 2026-08-18 |
| 7218 SW 102nd St | single_family | 7 | 8 | 6,541 | $6,700,000 | 2026-07-28 |
| 12110 SW 60th Ct | single_family | 7 | 8 | 8,321 | $5,100,000 | 2026-07-27 |
| 6690 SW 96th St | single_family | 7 | 10 | 10,001 | $14,500,000 | 2026-07-24 |
| 8900 SW 62nd Ct | single_family | 7 | 8 | 6,851 | $10,000,000 | 2026-07-20 |
| 9360 Balada St | single_family | 7 | 8 | 6,771 | $20,500,000 | 2026-07-10 |
| 7245 SW 104th St | single_family | 7 | 7 | 9,792 | $4,900,000 | 2026-06-22 |
| 5865 SW 96th St | single_family | 7 | 8 | 7,811 | $7,750,000 | 2026-06-22 |
| 6695 SW 112th St | single_family | 7 | 7 | 7,132 | $5,100,000 | 2026-06-11 |
| 5800 Moss Ranch Rd | single_family | 7 | 9 | 6,842 | $7,630,000 | 2026-05-29 |
| 12820 SW 80th Ave | single_family | 7 | 7 | 6,977 | $6,000,000 | 2026-05-19 |
| 10101 SW 60th Ct | single_family | 7 | 9 | 11,493 | $13,350,000 | 2026-04-30 |
| 9500 SW 61st Ct | single_family | 7 | 7 | 10,393 | $15,500,000 | 2026-04-01 |
| 9320 Balada St | single_family | 7 | 8 | 7,623 | $17,950,000 | 2026-03-19 |
| 6900 SW 115th St | single_family | 7 | 7 | 6,411 | $6,200,000 | 2026-03-18 |
| 9601 SW 60th Ct | single_family | 7 | 8 | 8,291 | $6,600,000 | 2026-03-12 |
| 5785 SW 96th St | single_family | 7 | 9 | 6,631 | $5,800,000 | 2026-02-13 |
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 |
|---|---|---|---|---|---|---|
| 9401 Journeys End Rd | single_family | 7 | 10 | 12,843 | $75,000,000 | — |
| 6060 SW 118th St | single_family | 7 | 9 | 6,825 | $9,600,000 | — |
| 6200 SW 123rd Ter | single_family | 7 | 9 | 8,077 | $9,990,000 | — |
| 9741 W Suburban Dr | single_family | 7 | 7 | 7,196 | $11,750,000 | — |
| 9440 Old Cutler Ln | single_family | 7 | 8 | 8,997 | $28,900,000 | — |
| 650 Lugo Ave | single_family | 7 | 5 | 9,287 | $28,000,000 | — |
| 8800 SW 57th Ave | single_family | 7 | 8 | 7,384 | $5,995,000 | — |
| 6371 SW 107th St | single_family | 7 | 8 | 6,345 | $12,999,999 | — |
10-year hold projection
IRR-1.3%
Equity multiple0.79x
Total return (10yr)$714,337
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $9,527,500 | $207,146 | -$392,007 | $7,319,768 | $2,207,732 |
| 2 | $9,813,325 | $214,947 | -$384,919 | $7,234,026 | $2,579,299 |
| 3 | $10,107,725 | $223,021 | -$377,575 | $7,142,396 | $2,965,329 |
| 4 | $10,410,956 | $231,378 | -$369,966 | $7,044,473 | $3,366,483 |
| 5 | $10,723,285 | $240,028 | -$362,084 | $6,939,826 | $3,783,459 |
| 6 | $11,044,984 | $248,980 | -$353,918 | $6,827,993 | $4,216,990 |
| 7 | $11,376,333 | $258,244 | -$345,460 | $6,708,481 | $4,667,853 |
| 8 | $11,717,623 | $267,831 | -$336,700 | $6,580,761 | $5,136,862 |
| 9 | $12,069,152 | $277,751 | -$327,626 | $6,444,270 | $5,624,882 |
| 10 | $12,431,227 | $288,016 | -$318,229 | $6,298,407 | $6,132,820 |
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.