5812 Alton Rd
Miami Beach, FL 33140 · single_family · For Sale · 109 days on market
Asking price$5,250,000
7 beds 7 baths 4,822 sqft
Listed by Lucy Donn · COMPASS
Typesingle_family
Built1924
Price / sqft$1089
Est. value (own analysis)$18,616,100
Rent estimate (own analysis)$75,000/mo
HOANone
1 / 44
Show every detail
Statusfor_sale
Listed date2026-05-16
Removed date—
MLSMiamiMLS #A12020040
Coordinates25.83884, -80.13157
Address5812 Alton Rd
CityMiami Beach
StateFL
Zip33140
Listing ID5183536546
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 | $5,250,000 |
| Down payment (20.0%) | $1,050,000 |
| Loan amount | $4,200,000 |
| Closing costs (5.0%) | $262,500 |
| Total cash to close | $1,312,500 |
| Income | |
| Rent (comp-derived) | $75,000$900,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $69,000$828,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $8,313$99,750 |
| Insurance (placeholder 0.8% of price) | $3,500$42,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $3,750$45,000 |
| Total operating expenses | $15,563$186,750 |
| 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) | $3,750$45,000 |
| 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
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 |
|---|---|---|---|---|---|---|---|
| single_family | 7 | 9 | 8,324 | $95,000 | 2026-08-13 | — | |
| single_family | 7 | 9 | 7,356 | $215,000 | 2026-03-11 | — | |
| single_family | 7 | 8 | 8,110 | $145,000 | 2026-02-02 | — | |
| single_family | 7 | 7 | 4,530 | $20,000 | 2026-05-19 | — | |
| single_family | 7 | 7 | 4,822 | $40,000 | 2026-04-10 | — | |
| single_family | 7 | 8 | 6,637 | $55,000 | 2026-06-18 | — |
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 |
|---|---|---|---|---|---|---|
| 5515 Pine Tree Dr | single_family | 7 | 9 | 6,997 | $23,750,000 | 2026-04-16 |
| 5077 N Bay Rd | single_family | 7 | 7 | 7,034 | $8,750,000 | 2026-02-06 |
| 1821 W 27th St | single_family | 7 | 7 | 6,860 | $34,000,000 | 2025-10-14 |
| 4774 N Bay Rd | single_family | 7 | 6 | 5,983 | $25,407,000 | 2025-10-08 |
| 2288 Sunset Dr | single_family | 7 | 10 | 6,581 | $25,407,000 | 2025-10-03 |
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 |
|---|---|---|---|---|---|---|
| 3100 N Bay Rd | single_family | 7 | 10 | 10,250 | $100,000,000 | — |
| 4430 Nautilus Dr | single_family | 7 | 7 | 4,501 | $7,295,000 | — |
| 5680 Pine Tree Dr | single_family | 7 | 6 | 4,691 | $3,850,000 | — |
10-year hold projection
IRR28.2%
Equity multiple5.12x
Total return (10yr)$6,087,658
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,407,500 | $641,250 | $272,366 | $4,154,463 | $1,253,037 |
| 2 | $5,569,725 | $661,421 | $291,412 | $4,105,798 | $1,463,927 |
| 3 | $5,736,817 | $682,221 | $311,059 | $4,053,792 | $1,683,025 |
| 4 | $5,908,921 | $703,669 | $331,325 | $3,998,214 | $1,910,707 |
| 5 | $6,086,189 | $725,784 | $352,229 | $3,938,820 | $2,147,369 |
| 6 | $6,268,775 | $748,588 | $373,791 | $3,875,347 | $2,393,427 |
| 7 | $6,456,838 | $772,103 | $396,032 | $3,807,516 | $2,649,322 |
| 8 | $6,650,543 | $796,349 | $418,974 | $3,735,026 | $2,915,517 |
| 9 | $6,850,059 | $821,349 | $442,637 | $3,657,559 | $3,192,500 |
| 10 | $7,055,561 | $847,127 | $467,044 | $3,574,771 | $3,480,790 |
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.