680 Golden Beach Dr
Golden Beach, FL 33160 · single_family · For Sale · 230 days on market
Asking price$21,900,000
7 beds 7 baths 8,197 sqft
Suggested offer$13,786,512$8,113,488 above the est. market value of $13,786,512.
View on Realtor.com →Listed by Alexander Goldstein · Miles Goldstein Real Estate
Typesingle_family
Built2014
Price / sqft$2672
Est. value (own analysis)$13,786,512
Rent estimate (Zillow ZIP avg)$3,079/mo
HOANone
1 / 100
Show every detail
Statusfor_sale
Listed date2026-01-15
Removed date—
MLSMiamiMLS #A11946101
Coordinates25.97459, -80.12130
Address680 Golden Beach Dr
CityGolden Beach
StateFL
Zip33160
Listing ID5149115989
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $21,900,000 |
| Down payment (20.0%) | $4,380,000 |
| Loan amount | $17,520,000 |
| Closing costs (5.0%) | $1,095,000 |
| Total cash to close | $5,475,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $3,079$36,944 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,832$33,988 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $34,675$416,100 |
| Insurance (placeholder 0.8% of price) | $14,600$175,200 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,847 |
| Total operating expenses | $49,429$593,147 |
| 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) | $154$1,847 |
| 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 | 8 | 6,475 | $29,500 | 2026-07-20 | — | |
| single_family | 7 | 6 | 3,696 | $21,000 | 2026-06-25 | — |
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 |
|---|---|---|---|---|---|---|
| 194 Golden Beach Dr | single_family | 7 | 6 | 4,596 | $7,730,000 | 2026-07-08 |
| 19005 Atlantic Blvd | single_family | 7 | 6 | 3,696 | $2,750,000 | 2026-05-01 |
| 630 Golden Beach Dr | single_family | 7 | 9 | 8,541 | $16,420,000 | 2025-12-12 |
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 |
|---|---|---|---|---|---|---|
| 255 Ocean Blvd | single_family | 7 | 14 | 17,507 | $79,500,000 | — |
| 115 Ocean Blvd | single_family | 7 | 12 | 9,121 | $47,000,000 | — |
| 410 Golden Beach Dr | single_family | 7 | 8 | 5,713 | $14,975,000 | — |
| 185 Ocean Blvd | single_family | 7 | 9 | — | $45,000,000 | — |
| 284 Ocean Blvd | single_family | 7 | 7 | — | $11,000,000 | — |
| 7000 Island Blvd Ph 2 | condos | 7 | 9 | 7,700 | $5,500,000 | — |
| multi_family | 7 | 3 | 2,684 | $1,075,000 | — |
10-year hold projection
IRR-13.2%
Equity multiple-1.28x
Total return (10yr)-$9,647,034
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $22,557,000 | -$559,159 | -$1,912,065 | $17,330,044 | $5,226,956 |
| 2 | $23,233,710 | -$572,968 | -$1,925,920 | $17,127,044 | $6,106,666 |
| 3 | $23,930,721 | -$587,117 | -$1,940,117 | $16,910,104 | $7,020,618 |
| 4 | $24,648,643 | -$601,615 | -$1,954,663 | $16,678,266 | $7,970,377 |
| 5 | $25,388,102 | -$616,469 | -$1,969,567 | $16,430,507 | $8,957,595 |
| 6 | $26,149,745 | -$631,690 | -$1,984,839 | $16,165,735 | $9,984,011 |
| 7 | $26,934,238 | -$647,285 | -$2,000,486 | $15,882,780 | $11,051,458 |
| 8 | $27,742,265 | -$663,264 | -$2,016,519 | $15,580,395 | $12,161,870 |
| 9 | $28,574,533 | -$679,637 | -$2,032,946 | $15,257,244 | $13,317,288 |
| 10 | $29,431,769 | -$696,413 | -$2,049,778 | $14,911,903 | $14,519,866 |
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.