5025 Collins-1105 Ave Unit 1103-1104
Miami Beach, FL 33140 · condos · For Sale · 68 days on market
Asking price$5,495,000
4 beds 5 baths 5,517 sqft
Listed by Viktoriia Spitzer · United Realty Group Inc.
Typecondos
Built1995
Price / sqft$996
Est. value (own analysis)$19,787,327
Rent estimate (own analysis)$35,000/mo
HOA$8,669/mo
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-06-26
Removed date—
MLSMiamiMLS #A12039934
Coordinates25.82695, -80.12096
Address5025 Collins-1105 Ave Unit 1103-1104
CityMiami Beach
StateFL
Zip33140
Listing ID5095724868
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33140)
Typical home value (ZHVI)$684,558
Typical rent (ZORI)$3,694/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 | $5,495,000 |
| Down payment (20.0%) | $1,099,000 |
| Loan amount | $4,396,000 |
| Closing costs (5.0%) | $274,750 |
| Total cash to close | $1,373,750 |
| Income | |
| Rent (comp-derived) | $35,000$420,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $32,200$386,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $8,700$104,405 |
| Insurance (est. scaled by flood & wind risk) | $7,144$85,722 |
| HOA dues | $8,669$104,028 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,750$21,000 |
| Total operating expenses | $26,263$315,155 |
| 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) | $1,750$21,000 |
| 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
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 | 6 | 5,011 | $150,000 | 2026-03-05 | — | |
| condos | 4 | 5 | 5,517 | $35,000 | 2026-06-30 | — | |
| condos | 4 | 5 | 4,599 | $32,000 | 2026-03-05 | — | |
| condos | 4 | 5 | 5,517 | $35,000 | 2026-08-10 | — | |
| condos | 4 | 5 | 4,257 | $60,000 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 5775 Collins Ave Apt 1501 | condos | 4 | 6 | 3,443 | $13,600,000 | 2026-08-31 |
| 5401 Collins Ave Apt 819 | condos | 4 | 3 | — | $800,000 | 2026-08-14 |
| 2901 Collins Ave Unit 1501 | condos | 4 | 5 | 3,764 | $13,500,000 | 2026-07-27 |
| 1011 W 48th St Unit 8 | condo_townhome_rowhome_coop | 4 | 5 | 5,154 | $8,609,000 | 2026-06-08 |
| 3315 Collins Ave Apt 10A | condos | 4 | 7 | 4,730 | $20,000,000 | 2026-06-04 |
| 3315 Collins Ave Apt 10B | condos | 4 | 5 | 4,165 | $16,000,000 | 2026-05-15 |
| 5959 Collins Ave Apt 705 | condos | 4 | 5 | 3,807 | $4,400,000 | 2026-04-15 |
| 5959 Collins Ave Apt 1404 | condos | 4 | 4 | 3,982 | $5,350,000 | 2025-12-04 |
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 |
|---|---|---|---|---|---|---|
| 2901 Collins Ave Unit 1602 | condos | 4 | 6 | 5,011 | $80,000,000 | — |
| 524 W 47th St | single_family | 4 | 3 | 2,071 | $1,995,000 | — |
| 2532 NW Lake Ave | single_family | 4 | 5 | 3,468 | $9,990,000 | — |
| 4531 Sheridan Ave | single_family | 4 | 2 | 1,855 | $2,095,000 | — |
| 6020 Alton Rd | single_family | 4 | 5 | 3,850 | $4,975,000 | — |
| 3755 Royal Palm Ave | single_family | 4 | 3 | 2,096 | $2,850,000 | — |
| 5842 Alton Rd | single_family | 4 | 4 | 2,858 | $2,350,000 | — |
| 5288 Alton Rd Unit 2 | single_family | 4 | 4 | 3,410 | $675,000 | — |
10-year hold projection
IRR-3.9%
Equity multiple0.34x
Total return (10yr)-$182,189
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,659,850 | $71,245 | -$288,754 | $4,348,338 | $1,311,512 |
| 2 | $5,829,646 | $74,958 | -$285,565 | $4,297,402 | $1,532,243 |
| 3 | $6,004,535 | $78,822 | -$282,240 | $4,242,969 | $1,761,566 |
| 4 | $6,184,671 | $82,842 | -$278,771 | $4,184,798 | $1,999,873 |
| 5 | $6,370,211 | $87,024 | -$275,154 | $4,122,632 | $2,247,579 |
| 6 | $6,561,317 | $91,375 | -$271,384 | $4,056,197 | $2,505,120 |
| 7 | $6,758,157 | $95,899 | -$267,453 | $3,985,200 | $2,772,957 |
| 8 | $6,960,902 | $100,603 | -$263,358 | $3,909,327 | $3,051,574 |
| 9 | $7,169,729 | $105,494 | -$259,091 | $3,828,245 | $3,341,484 |
| 10 | $7,384,821 | $110,579 | -$254,646 | $3,741,594 | $3,643,227 |
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.