6103 Aqua Ave Apt 701
Miami Beach, FL 33141 · condos · Pending — under contract · 238 days on market
Asking price$2,696,000
4 beds 5 baths 2,752 sqft
Suggested offer$1,054,338$1,641,662 above the est. market value of $1,054,338.
View on Realtor.com →Listed by Nancy Batchelor · COMPASS
Typecondos
Built2004
Price / sqft$980
Est. value (own analysis)$1,054,338
Rent estimate (own analysis)$47,250/mo
HOA$4,806/mo
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Show every detail
Statusfor_sale
Listed date2026-01-07
Removed date—
MLSMiamiMLS #A11938914
Coordinates25.84327, -80.12287
Address6103 Aqua Ave Apt 701
CityMiami Beach
StateFL
Zip33141
Listing ID5122964685
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 | $2,696,000 |
| Down payment (20.0%) | $539,200 |
| Loan amount | $2,156,800 |
| Closing costs (5.0%) | $134,800 |
| Total cash to close | $674,000 |
| Income | |
| Rent (comp-derived) | $47,250$567,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $43,470$521,640 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,269$51,224 |
| Insurance (placeholder 0.8% of price) | $1,797$21,568 |
| HOA dues | $4,806$57,672 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,363$28,350 |
| Total operating expenses | $13,235$158,814 |
| 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) | $2,363$28,350 |
| 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
Widened to city-wide. 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 | 2,858 | $45,000 | 2026-03-14 | — | |
| condos | 4 | 5 | 2,744 | $45,000 | 2025-09-17 | — | |
| condos | 4 | 5 | 3,690 | $50,000 | 2026-06-25 | — | |
| condos | 4 | 5 | 2,954 | $35,000 | 2026-08-07 | — | |
| condos | 4 | 5 | 3,535 | $60,000 | 2026-01-22 | — | |
| condos | 4 | 4 | 2,411 | $49,500 | 2026-07-08 | — | |
| condos | 4 | 5 | 3,337 | $58,000 | 2026-08-08 | — | |
| condos | 4 | 4 | 2,246 | $20,000 | 2026-03-29 | — |
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 |
|---|---|---|---|---|---|---|
| 6770 Indian Creek Dr Apt 15L | condos | 1 | 2 | 910 | $422,500 | 2026-08-27 |
| 7930 East Dr Unit 1806 | condos | 2 | 3 | 1,575 | $1,020,000 | 2026-08-26 |
| 6770 Indian Creek Dr Apt 6R | condos | 1 | 2 | 910 | $215,000 | 2026-08-21 |
| 330 74th St Apt 15 | condos | 0 | 1 | 383 | $158,000 | 2026-08-20 |
| 6770 Indian Creek Dr Ph R | condos | 1 | 2 | 910 | $300,000 | 2026-08-19 |
| 900 Bay Dr Apt 527 | condos | 2 | 2 | 1,540 | $590,000 | 2026-08-18 |
| 6700 Indian Creek Dr Apt 604 | condos | 2 | 2 | 952 | $810,000 | 2026-08-18 |
| 7910 Harbor Island Dr Apt 504 | condos | 1 | 2 | 900 | $320,000 | 2026-08-14 |
| 1455 N Treasure Dr Apt 6D | condos | 0 | 1 | 531 | $152,000 | 2026-08-14 |
| 7900 Harbor Island Dr Apt 817 | condos | 2 | 2 | 1,251 | $512,000 | 2026-08-11 |
| 7910 Harbor Island Dr Apt 704 | condos | 1 | 2 | 900 | $340,000 | 2026-08-11 |
| 7545 E Treasure Dr Apt 5H | condos | 3 | 2 | 1,302 | $295,000 | 2026-08-10 |
| 7800 Collins Ave Apt 302 | condos | 1 | 1 | 720 | $330,000 | 2026-08-07 |
| 7929 West Dr Apt 1503 | condos | 3 | 3 | 1,771 | $800,000 | 2026-08-07 |
| 7832 Collins Ave Apt 403 | condos | 2 | 2 | 1,000 | $370,000 | 2026-08-07 |
| 7725 Carlyle Ave Apt 10 | condos | 0 | 1 | 399 | $155,000 | 2026-08-06 |
| 630 85th St Apt 102 | condos | 1 | 1 | 492 | $270,000 | 2026-08-05 |
| 6580 Indian Creek Dr Apt 207 | condos | 2 | 2 | 1,126 | $700,000 | 2026-08-04 |
| 6830 Indian Creek Dr Unit 5B | condos | 1 | 2 | 820 | $240,000 | 2026-08-03 |
| 7135 Collins Ave Apt 602 | condos | 1 | 2 | 1,010 | $350,000 | 2026-08-01 |
| 7712 Byron Ave Apt 4 | condos | 2 | 1 | 1,021 | $232,000 | 2026-07-31 |
| 7800 Carlyle Ave Apt 6C | condos | 1 | 2 | 643 | $215,000 | 2026-07-31 |
| 7118 Bonita Dr Apt 704 | condos | 1 | 2 | 865 | $215,000 | 2026-07-31 |
| 6301 Collins Ave Apt 1402 | condos | 2 | 2 | 1,400 | $1,385,000 | 2026-07-31 |
| 7601 E Treasure Dr Apt 1216 | condos | 2 | 2 | 1,030 | $510,000 | 2026-07-31 |
| 6799 Collins Ave Apt 203 | condos | 2 | 2 | 1,288 | $1,050,000 | 2026-07-31 |
| 6941 Bay Dr Apt B3 | condos | 1 | 1 | 700 | $210,000 | 2026-07-31 |
| 6365 Collins Ave Unit CAB8 | condos | 0 | 1 | 245 | $410,000 | 2026-07-29 |
| 6770 Indian Creek Dr Apt 6D | condos | 2 | 2 | 1,326 | $279,000 | 2026-07-28 |
| 7207 Bay Dr Unit 21 | condos | 1 | 1 | 752 | $270,000 | 2026-07-28 |
| 6801 Indian Creek Dr Apt 602 | condos | 1 | 2 | 905 | $245,000 | 2026-07-27 |
| 1289 Marseille Dr Unit 50 | condos | 2 | 2 | 990 | $200,000 | 2026-07-24 |
| 7545 E Treasure Dr Apt 9K | condos | 1 | 1 | 741 | $205,000 | 2026-07-21 |
| 7135 Collins Ave Apt 834 | condos | 1 | 2 | 912 | $480,000 | 2026-07-17 |
| 7901 Hispanola Ave Apt 902 | condos | 2 | 3 | 1,753 | $760,000 | 2026-07-17 |
| 6830 Indian Creek Dr Unit 7B | condos | 1 | 2 | 843 | $276,000 | 2026-07-16 |
| 7135 Collins Ave Apt 912 | condos | 1 | 2 | 1,010 | $375,000 | 2026-07-15 |
| 900 Bay Dr Apt 526 | condos | 2 | 2 | 1,540 | $710,000 | 2026-07-15 |
| 7135 Collins Ave Apt 712 | condos | 1 | 2 | 1,010 | $460,000 | 2026-07-13 |
| 7925 Carlyle Ave Apt 202 | condos | 1 | 2 | 609 | $175,000 | 2026-07-13 |
| 6515 Collins Ave Apt 905 | condos | 1 | 2 | 819 | $740,000 | 2026-07-10 |
| 6103 Aqua Ave Apt 504 | condos | 4 | 5 | 2,752 | $2,450,000 | 2026-07-09 |
| 1865 79th St Cswy Apt 14D | condos | 1 | 1 | 940 | $190,000 | 2026-07-08 |
| 6365 Collins Ave Apt 904 | condos | 1 | 2 | 808 | $710,000 | 2026-07-07 |
| 7928 East Dr Apt 708 | condos | 3 | 3 | 1,358 | $800,000 | 2026-07-03 |
| 6484 Indian Creek Dr Apt 310 | condos | 0 | 1 | — | $120,000 | 2026-07-03 |
| 7300 Wayne Ave Apt 405 | condos | 2 | 2 | 1,073 | $345,000 | 2026-07-02 |
| 6301 Collins Ave Apt 2008 | condos | 2 | 2 | 1,250 | $820,000 | 2026-07-02 |
| 200 S Shore Dr Apt 12 | condos | 2 | 2 | 1,563 | $355,000 | 2026-07-01 |
| 7135 Collins Ave Apt 733 | condos | 1 | 2 | 912 | $350,000 | 2026-06-29 |
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 |
|---|---|---|---|---|---|---|
| 7940 West Dr Unit 1501 | condos | 4 | 5 | 3,247 | $6,998,200 | — |
| 7940 West Dr Unit SR02 | condos | 4 | 5 | 4,818 | $12,965,000 | — |
| 1141 N Biscayne Point Rd | single_family | 4 | 5 | 4,299 | $15,900,000 | — |
| 265 Fairway Dr | single_family | 4 | 4 | 2,509 | $3,189,000 | — |
| 7970 Hawthorne Ave | single_family | 4 | 3 | 2,496 | $2,670,000 | — |
| 6899 Collins Ave Unit 2708 | condos | 4 | 3 | 2,670 | $4,995,000 | — |
| 1324 Normandy Dr | single_family | 4 | 3 | 1,538 | $1,184,888 | — |
| 270 N Shore Dr | single_family | 4 | 4 | 3,164 | $3,980,000 | — |
10-year hold projection
IRR32.0%
Equity multiple5.62x
Total return (10yr)$3,468,196
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,776,880 | $362,826 | $168,154 | $2,133,415 | $643,465 |
| 2 | $2,860,186 | $374,505 | $179,124 | $2,108,425 | $751,761 |
| 3 | $2,945,992 | $386,554 | $190,447 | $2,081,719 | $864,273 |
| 4 | $3,034,372 | $398,985 | $202,133 | $2,053,178 | $981,194 |
| 5 | $3,125,403 | $411,809 | $214,194 | $2,022,678 | $1,102,725 |
| 6 | $3,219,165 | $425,040 | $226,643 | $1,990,083 | $1,229,082 |
| 7 | $3,315,740 | $438,690 | $239,490 | $1,955,250 | $1,360,490 |
| 8 | $3,415,212 | $452,771 | $252,750 | $1,918,025 | $1,497,188 |
| 9 | $3,517,669 | $467,299 | $266,435 | $1,878,243 | $1,639,425 |
| 10 | $3,623,199 | $482,285 | $280,558 | $1,835,730 | $1,787,469 |
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.