1331 Brickell Bay Dr Apt 4605
Miami, FL 33131 · condos · For Sale · 212 days on market
Asking price$5,375,000
4 beds 5 baths 3,860 sqft
Suggested offer$728,800$4,646,200 above the est. market value of $728,800.
View on Realtor.com →Listed by Andrew Kardonski · COMPASS
Typecondos
Built—
Price / sqft$1392
Est. value (Realtor.com)$728,800
Rent estimate (own analysis)$29,000/mo
HOA$5,344/mo
Flood10/10extreme$Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-02-02
Removed date—
MLSMiamiMLS #A11956236
Coordinates25.76034, -80.18935
Address1331 Brickell Bay Dr Apt 4605
CityMiami
StateFL
Zip33131
Listing ID5092160392
Sourcerealtor, cached 2026-08-21
ZIP market snapshot (33131)
Typical home value (ZHVI)$587,486
Typical rent (ZORI)$3,815/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 | $5,375,000 |
| Down payment (20.0%) | $1,075,000 |
| Loan amount | $4,300,000 |
| Closing costs (5.0%) | $268,750 |
| Total cash to close | $1,343,750 |
| Income | |
| Rent (comp-derived) | $29,000$348,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $26,680$320,160 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $5,361$64,328 |
| Insurance (est. scaled by flood & wind risk) | $7,883$94,600 |
| HOA dues | $5,344$64,128 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,450$17,400 |
| Total operating expenses | $20,038$240,456 |
| 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) | $1,450$17,400 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-11 | — | |
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-07 | — | |
| condos | 4 | 3 | 2,646 | $10,000 | 2026-07-20 | — | |
| condos | 4 | 6 | 3,536 | $34,000 | 2026-07-09 | — | |
| condos | 4 | 6 | 3,601 | $45,000 | 2026-06-03 | — | |
| condos | 4 | 6 | 3,536 | $25,000 | 2026-05-18 | — | |
| condos | 4 | 5 | 3,657 | $32,000 | 2026-05-07 | — | |
| condos | 4 | 6 | 3,536 | $23,000 | 2026-03-26 | — | |
| condos | 4 | 5 | 3,415 | $20,000 | 2026-02-25 | — |
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 |
|---|---|---|---|---|---|---|
| 300 Biscayne Boulevard Way Unit 1101E | condos | 4 | 5 | 3,643 | $4,650,000 | 2026-06-17 |
| 300 N Biscayne Boulevard Way Unit 4104C | condos | 4 | 6 | 3,214 | $4,387,500 | 2026-05-19 |
| 1331 Brickell Bay Dr Apt 4201 | condos | 4 | 5 | 3,415 | $3,672,000 | 2026-04-17 |
| 200 Biscayne Boulevard Way Apt 5402 | condos | 4 | 6 | 4,310 | $4,190,500 | 2026-02-26 |
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 |
|---|---|---|---|---|---|---|
| 825 Brickell Bay Dr Apt 1151 | condos | 4 | 3 | 1,980 | $750,000 | — |
| 1425 Brickell Ave Apt 42E | condos | 4 | 4 | 3,357 | $5,000,000 | — |
| 901 Brickell Key Blvd Apt 2408 | condos | 4 | 5 | 2,860 | $3,995,000 | — |
| 300 Biscayne Blvd Way Unit 1904C | condos | 4 | 6 | 3,536 | $4,995,000 | — |
| 300 Biscayne Blvd Way Apt 1704 | condos | 4 | 6 | 3,225 | $4,950,000 | — |
| 1430 Brickell Ave Unit 5002 | condos | 4 | 4 | 6,686 | $15,012,900 | — |
| 1331 Brickell Bay Dr Apt 3311 | condos | 4 | 5 | 3,415 | $3,795,000 | — |
| 1080 Brickell Ave Unit 3900-3901 | condos | 4 | 5 | 1,593 | $2,449,000 | — |
10-year hold projection
IRR-3.4%
Equity multiple0.44x
Total return (10yr)-$45,873
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,536,250 | $79,704 | -$269,292 | $4,253,378 | $1,282,872 |
| 2 | $5,702,338 | $83,297 | -$266,133 | $4,203,555 | $1,498,782 |
| 3 | $5,873,408 | $87,029 | -$262,848 | $4,150,311 | $1,723,097 |
| 4 | $6,049,610 | $90,903 | -$259,431 | $4,093,410 | $1,956,200 |
| 5 | $6,231,098 | $94,924 | -$255,877 | $4,032,601 | $2,198,497 |
| 6 | $6,418,031 | $99,099 | -$252,183 | $3,967,617 | $2,450,414 |
| 7 | $6,610,572 | $103,433 | -$248,342 | $3,898,171 | $2,712,401 |
| 8 | $6,808,889 | $107,930 | -$244,349 | $3,823,955 | $2,984,934 |
| 9 | $7,013,156 | $112,597 | -$240,199 | $3,744,643 | $3,268,513 |
| 10 | $7,223,551 | $117,440 | -$235,886 | $3,659,885 | $3,563,666 |
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.