1785 SW 13th St
Miami, FL 33145 · multi_family · For Sale · 53 days on market
Asking price$2,250,000
— beds — baths 8,899 sqft
Listed by Steven Grossman · LoKation® Real Estate
Typemulti_family
Built—
Price / sqft$253
Est. value (own analysis)$3,649,836
Rent estimate (building total, own analysis)$28,032/mo
HOANone
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Show every detail
Statusfor_sale
Listed date2026-07-11
Removed date—
MLSBeachesMLS #F10519433
Coordinates25.76109, -80.22419
Address1785 SW 13th St
CityMiami
StateFL
Zip33145
Listing ID5176697252
Sourcerealtor, cached 2026-08-21
ZIP market snapshot (33145)
Typical home value (ZHVI)$735,527
Typical rent (ZORI)$3,018/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 | $2,250,000 |
| Down payment (20.0%) | $450,000 |
| Loan amount | $1,800,000 |
| Closing costs (5.0%) | $112,500 |
| Total cash to close | $562,500 |
| Income | |
| Rent (estimate) | $28,032$336,382 |
| Vacancy loss (8.0%) | |
| Effective gross income | $25,789$309,472 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $2,371$28,447 |
| Insurance (placeholder 0.8% of price) | $1,500$18,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,402$16,819 |
| Total operating expenses | $5,272$63,266 |
| 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) | $1,402$16,819 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 1701 SW 21st St | multi_family | — | — | 1,899 | $750,000 | 2026-08-10 |
| 2801 SW 24th St | multi_family | — | — | 2,805 | $830,000 | 2026-07-28 |
| 3460 SW 24th Ter | multi_family | — | — | 1,946 | $690,000 | 2026-07-23 |
| 3431 3433 Sw 16 Ter | multi_family | — | — | 3,704 | $1,740,000 | 2026-07-02 |
| 2385 SW 22nd Ter | multi_family | 4 | 2 | 1,779 | $1,215,000 | 2026-06-18 |
| 2933 SW 24th St | multi_family | — | — | 1,312 | $710,000 | 2026-06-12 |
| 3611 SW 23rd St | multi_family | — | — | 2,525 | $1,000,000 | 2026-06-04 |
| 3501 SW 16th Ter | multi_family | — | — | 2,016 | $750,000 | 2026-06-04 |
| 1395 SW 22nd Ter | multi_family | — | — | 2,224 | $1,000,000 | 2026-06-01 |
| 3166 SW 22nd Ter | multi_family | — | — | 2,580 | $1,000,000 | 2026-05-29 |
| 1337 SW 15th St | multi_family | — | — | 2,736 | $1,365,000 | 2026-05-22 |
| 3461 SW 24th St | multi_family | 6 | 4 | 2,550 | $1,100,000 | 2026-05-22 |
| 3210 SW 24th Ter | multi_family | — | — | 2,020 | $935,000 | 2026-05-18 |
| 3561 SW 14th St | multi_family | — | — | 1,771 | $700,000 | 2026-04-28 |
| 3565 SW 14th St | multi_family | — | — | 1,771 | $700,000 | 2026-04-24 |
| 3310 SW 1st Ave | multi_family | 4 | 3 | 1,498 | $775,000 | 2026-04-23 |
| 2740 SW 23rd St | multi_family | — | — | 4,761 | $1,300,000 | 2026-04-17 |
| 2612 SW 19th Ter | multi_family | 4 | 2 | 1,450 | $562,500 | 2026-04-10 |
| 3577 SW 17th St | multi_family | — | — | 2,110 | $1,325,000 | 2026-04-01 |
| 2039 SW 17th St | multi_family | 3 | 2 | 2,110 | $885,000 | 2026-03-09 |
| 1352 SW 14th St | multi_family | 4 | 2 | 3,458 | $1,050,000 | 2026-03-09 |
| 1836 SW 23rd Ter | multi_family | 3 | 2 | 1,716 | $675,000 | 2026-02-18 |
| 3269 SW 23rd Ter | multi_family | — | — | 1,635 | $950,000 | 2026-02-10 |
| 2268 SW 16th Ter | multi_family | 4 | 3 | 2,412 | $1,650,000 | 2026-01-07 |
| 2895 SW 23rd Ter | multi_family | — | — | 1,378 | $580,000 | 2025-12-29 |
| 2269 SW 17th St | multi_family | 4 | 2 | 1,019 | $575,000 | 2025-12-17 |
| 3231 SW 23rd Ter | multi_family | 5 | 3 | 2,236 | $1,200,000 | 2025-12-08 |
| 1475 SW 22nd Ter | multi_family | 5 | 3 | 2,349 | $600,000 | 2025-11-21 |
| 2445 SW 18th St | multi_family | — | — | 2,420 | $1,150,000 | 2025-11-10 |
| 2613 SW 16th Ter | multi_family | — | — | 2,652 | $850,000 | 2025-11-07 |
| 3480 SW 22nd Ter | multi_family | — | — | — | $725,000 | 2025-11-04 |
| 3540 SW 24th St | multi_family | — | — | 2,255 | $950,000 | 2025-10-28 |
| 3347 SW 24th St | multi_family | 4 | 2 | 2,515 | $855,000 | 2025-10-28 |
| 1800 SW 13th St | multi_family | 7 | 3 | 4,879 | $1,500,000 | 2025-10-20 |
| 3064 SW 16th Ter | multi_family | — | — | 2,075 | $950,000 | 2025-10-09 |
| 2490 SW 17th St | multi_family | — | — | 2,821 | $810,000 | 2025-10-08 |
| 2121 SW 13th Ave | multi_family | — | — | 2,370 | $950,000 | 2025-10-02 |
| 2301 SW 17th Ave | multi_family | 4 | 3 | 2,239 | $1,100,000 | 2025-09-30 |
| 3545 SW 13th Ter | multi_family | — | — | 2,350 | $800,000 | 2025-09-22 |
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.
No other cached listings nearby for this bedroom count yet.
10-year hold projection
IRR24.2%
Equity multiple4.57x
Total return (10yr)$2,304,213
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,317,500 | $246,206 | $90,579 | $1,780,484 | $537,016 |
| 2 | $2,387,025 | $253,908 | $97,861 | $1,759,628 | $627,397 |
| 3 | $2,458,636 | $261,849 | $105,372 | $1,737,340 | $721,296 |
| 4 | $2,532,395 | $270,037 | $113,118 | $1,713,521 | $818,874 |
| 5 | $2,608,367 | $278,479 | $121,107 | $1,688,066 | $920,301 |
| 6 | $2,686,618 | $287,183 | $129,346 | $1,660,864 | $1,025,754 |
| 7 | $2,767,216 | $296,156 | $137,844 | $1,631,793 | $1,135,423 |
| 8 | $2,850,233 | $305,408 | $146,608 | $1,600,726 | $1,249,507 |
| 9 | $2,935,740 | $314,946 | $155,646 | $1,567,526 | $1,368,214 |
| 10 | $3,023,812 | $324,780 | $164,967 | $1,532,046 | $1,491,766 |
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.