10806 N Kendall Dr Unit P26
Miami, FL 33176 · townhomes · For Sale · 98 days on market
Asking price$296,900
2 beds 2 baths 1,205 sqft
Suggested offer$289,900$7,000 above the est. market value of $289,900.
View on Realtor.com →Listed by ALFREDO BILD · Bild Properties Inc
Typetownhomes
Built—
Price / sqft$246
Est. value (Realtor.com)$289,900
Rent estimate (own analysis)$2,775/mo
HOA$685/mo
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-05-27
Removed date—
MLSMiamiMLS #A12024133
Coordinates25.68526, -80.36757
Address10806 N Kendall Dr Unit P26
CityMiami
StateFL
Zip33176
Listing ID5152370201
Sourcerealtor, cached 2026-08-21
ZIP market snapshot (33176)
Typical home value (ZHVI)$630,508
Typical rent (ZORI)$2,301/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 | $296,900 |
| Down payment (20.0%) | $59,380 |
| Loan amount | $237,520 |
| Closing costs (5.0%) | $14,845 |
| Total cash to close | $74,225 |
| Income | |
| Rent (comp-derived) | $2,775$33,300 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,553$30,636 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $300$3,604 |
| Insurance (est. scaled by flood & wind risk) | $317$3,800 |
| HOA dues | $685$8,220 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $139$1,665 |
| Total operating expenses | $1,441$17,289 |
| 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) | $139$1,665 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 2 | 2 | 1,138 | $2,600 | 2026-08-29 | — | |
| townhomes | 2 | 2 | 1,400 | $3,200 | 2026-06-07 | — | |
| townhomes | 2 | 2 | 1,205 | $2,400 | 2026-05-27 | — | |
| townhomes | 2 | 1 | 1,080 | $2,850 | 2026-08-01 | — | |
| townhomes | 2 | 2 | 1,400 | $3,150 | 2026-07-28 | — | |
| townhomes | 2 | 2 | 972 | $3,000 | 2026-07-28 | — | |
| townhomes | 2 | 1 | 1,060 | $2,700 | 2026-03-27 | — | |
| townhomes | 2 | 2 | 950 | $2,500 | 2026-07-21 | — |
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 |
|---|---|---|---|---|---|---|
| 9332 SW 132nd St | townhomes | 2 | 2 | 1,112 | $459,550 | 2026-05-29 |
| 11416 SW 110th Ln | townhomes | 2 | 1 | 1,380 | $505,000 | 2026-05-14 |
| 11416 SW 148th Ter | townhomes | 2 | 1 | 945 | $420,000 | 2026-04-27 |
| 11335 SW 114th Lane Cir | townhomes | 2 | 2 | 1,080 | $400,000 | 2026-04-24 |
| 9377 SW 130th St | townhomes | 2 | 2 | 1,118 | $475,000 | 2026-04-16 |
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 |
|---|---|---|---|---|---|---|
| 10852 N Kendall Dr Unit 312 | condos | 2 | 2 | 1,137 | $259,900 | — |
| 10400 SW 108th Ave Apt A215 | condos | 2 | 2 | 900 | $250,000 | — |
| 10852 N Kendall Dr Unit 314 | condos | 2 | 2 | 1,242 | $320,000 | — |
| 11209 SW 114th Lane Cir | townhomes | 2 | 2 | 1,080 | $479,000 | — |
| 10375 N Kendall Dr Apt J7 | condos | 2 | 2 | 954 | $269,700 | — |
| 11344 SW 112th Circle Ln S | townhomes | 2 | 2 | 1,080 | $507,000 | — |
| 9225 SW 87th Ave Apt A12 | condos | 2 | 2 | 1,010 | $330,000 | — |
| 10822 N Kendall Dr Unit S23 | condos | 2 | 1 | 840 | $259,000 | — |
10-year hold projection
IRR4.6%
Equity multiple1.73x
Total return (10yr)$93,158
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $305,807 | $13,347 | -$6,635 | $234,945 | $70,862 |
| 2 | $314,981 | $13,834 | -$6,190 | $232,193 | $82,789 |
| 3 | $324,431 | $14,337 | -$5,729 | $229,251 | $95,179 |
| 4 | $334,164 | $14,858 | -$5,251 | $226,108 | $108,055 |
| 5 | $344,188 | $15,397 | -$4,757 | $222,750 | $121,439 |
| 6 | $354,514 | $15,954 | -$4,246 | $219,160 | $135,354 |
| 7 | $365,150 | $16,531 | -$3,717 | $215,324 | $149,826 |
| 8 | $376,104 | $17,127 | -$3,169 | $211,224 | $164,880 |
| 9 | $387,387 | $17,743 | -$2,602 | $206,843 | $180,544 |
| 10 | $399,009 | $18,381 | -$2,015 | $202,161 | $196,847 |
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.