756 84th St
Miami Beach, FL 33141 · multi_family · For Sale · 260 days on market
Asking price$7,325,000
8 beds 12 baths 6,020 sqft
Suggested offer$2,455,197$4,869,803 above the est. market value of $2,455,197.
View on Realtor.com →Listed by Kathrin Rein · Keller Williams Miami Beach
Typemulti_family
Built2025
Price / sqft$1217
Est. value (own analysis)$2,455,197
Rent estimate (building total, own analysis)$18,971/mo
HOA$3,600/mo
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Statusfor_sale
Listed date2025-12-16
Removed date—
MLSMiamiMLS #A11929400
Coordinates25.86875, -80.12755
Address756 84th St
CityMiami Beach
StateFL
Zip33141
Listing ID5091173503
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $7,325,000 |
| Down payment (20.0%) | $1,465,000 |
| Loan amount | $5,860,000 |
| Closing costs (5.0%) | $366,250 |
| Total cash to close | $1,831,250 |
| Income | |
| Rent (estimate) | $18,971$227,647 |
| Vacancy loss (8.0%) | |
| Effective gross income | $17,453$209,435 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $11,598$139,175 |
| Insurance (placeholder 0.8% of price) | $4,883$58,600 |
| HOA dues | $3,600$43,200 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $949$11,382 |
| Total operating expenses | $21,030$252,357 |
| 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) | $949$11,382 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 8109 Harding Ave | multi_family | — | — | 1,784 | $2,500,000 | 2026-08-26 |
| 1930 Calais Dr | multi_family | 4 | 4 | 2,700 | $1,200,000 | 2026-08-10 |
| 7710 Carlyle Ave | multi_family | — | — | 3,425 | $1,175,000 | 2026-07-22 |
| 7820 Harding Ave | multi_family | — | — | 3,304 | $1,400,000 | 2026-07-17 |
| 630 79th St | multi_family | 6 | 4 | 4,306 | $1,200,000 | 2026-07-17 |
| 800 83rd St Apt 1 | multi_family | 6 | 6 | 3,428 | $1,300,000 | 2026-07-15 |
| 7885 Crespi Blvd | multi_family | 6 | 4 | 2,700 | $2,400,000 | 2026-07-14 |
| 7905 Crespi Blvd Apt 3 | multi_family | 2 | 2 | 1,946 | $2,400,000 | 2026-07-14 |
| 345 85th St | multi_family | 8 | 8 | 6,336 | $1,365,000 | 2026-06-23 |
| 8025 Crespi Blvd | multi_family | 6 | 6 | 4,704 | $1,600,000 | 2026-05-12 |
| 725 81st St | multi_family | 10 | 8 | 4,318 | $1,600,000 | 2026-04-14 |
| 1657 N Treasure Dr Apt 4 | multi_family | 6 | 6 | 4,526 | $500,000 | 2026-04-08 |
| 6966 Byron Ave Apt 202 | multi_family | 9 | 5 | 5,016 | $2,550,000 | 2026-03-27 |
| 6484 Indian Creek Dr Apt 121 | multi_family | — | — | 25,163 | $115,000 | 2026-03-19 |
| 600 79th St | multi_family | 2 | 6 | 3,853 | $1,540,000 | 2026-02-19 |
| 740 83rd St Apt 2 | multi_family | 5 | 4 | 3,330 | $1,208,000 | 2026-02-05 |
| 1800 Normandy Dr | multi_family | — | — | 3,000 | $1,269,999 | 2026-01-30 |
| 750 84th St | multi_family | — | — | 2,464 | $1,025,000 | 2026-01-15 |
| 740 84th St | multi_family | — | — | 2,464 | $1,025,000 | 2026-01-15 |
| 7411 Carlyle Ave Apt 4 | multi_family | 6 | 6 | 2,961 | $1,499,000 | 2025-11-05 |
| 7411 Carlyle Ave | multi_family | — | — | 2,668 | $1,500,000 | 2025-10-29 |
| 1982 Marseille Dr | multi_family | 8 | 8 | 4,576 | $500,000 | 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 |
|---|---|---|---|---|---|---|
| 611 74th St | multi_family | 8 | 4 | 3,616 | $1,425,000 | — |
| multi_family | 8 | 4 | 1,898 | $1,075,000 | — | |
| 733 81st St | multi_family | 8 | 7 | 3,170 | $915,000 | — |
| 1784 Marseille Dr | multi_family | 8 | 4 | 3,784 | $1,430,000 | — |
| 8031 Hawthorne Ave | multi_family | 8 | 4 | 4,429 | $1,650,000 | — |
| 7124 Bay Dr | multi_family | 8 | 8 | 4,732 | $2,140,000 | — |
| 625 77th St | multi_family | 8 | 8 | 4,162 | $1,550,000 | — |
| 1791 Marseille Dr | multi_family | 8 | 4 | 3,872 | $1,810,000 | — |
10-year hold projection
IRR-8.5%
Equity multiple-0.44x
Total return (10yr)-$1,681,258
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $7,544,750 | -$42,922 | -$506,200 | $5,796,465 | $1,748,285 |
| 2 | $7,771,093 | -$42,948 | -$506,510 | $5,728,566 | $2,042,526 |
| 3 | $8,004,225 | -$42,943 | -$506,797 | $5,656,005 | $2,348,220 |
| 4 | $8,244,352 | -$42,906 | -$507,058 | $5,578,461 | $2,665,891 |
| 5 | $8,491,683 | -$42,834 | -$507,293 | $5,495,592 | $2,996,091 |
| 6 | $8,746,433 | -$42,726 | -$507,500 | $5,407,032 | $3,339,401 |
| 7 | $9,008,826 | -$42,580 | -$507,676 | $5,312,391 | $3,696,435 |
| 8 | $9,279,091 | -$42,395 | -$507,820 | $5,211,251 | $4,067,840 |
| 9 | $9,557,464 | -$42,167 | -$507,930 | $5,103,165 | $4,454,299 |
| 10 | $9,844,187 | -$41,894 | -$508,004 | $4,987,657 | $4,856,531 |
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.