16400 NW 23rd Ct
Miami Gardens, FL 33054 · single_family · For Sale · 10 days on market
Asking price$400,000
2 beds 1 baths 720 sqft
Suggested offer$335,000$65,000 above the est. market value of $335,000.
View on Realtor.com →Listed by Yornelly Sanchez Manrique · LEVO REAL ESTATE LLC
Typesingle_family
Built1950
Price / sqft$556
Est. value (own analysis)$335,000
Rent estimate (own analysis)$2,725/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood4/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-23
Removed date—
MLSMiamiMLS #A12073890
Coordinates25.92372, -80.23947
Address16400 NW 23rd Ct
CityMiami Gardens
StateFL
Zip33054
Listing ID5186361023
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33054)
Typical home value (ZHVI)$429,838
Typical rent (ZORI)$2,279/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 | $400,000 |
| Down payment (20.0%) | $80,000 |
| Loan amount | $320,000 |
| Closing costs (5.0%) | $20,000 |
| Total cash to close | $100,000 |
| Income | |
| Rent (comp-derived) | $2,725$32,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,507$30,084 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $633$7,600 |
| Insurance (est. scaled by flood & wind risk) | $427$5,120 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $136$1,635 |
| Total operating expenses | $1,196$14,355 |
| 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) | $136$1,635 |
| 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 | 2 | 1 | 811 | $2,650 | 2026-07-29 | — | |
| single_family | 2 | 1 | 810 | $1,695 | 2026-07-01 | — | |
| single_family | 2 | 2 | 940 | $2,850 | 2026-08-24 | — | |
| single_family | 2 | 1 | 787 | $2,800 | 2026-06-07 | — |
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 |
|---|---|---|---|---|---|---|
| 14370 NW 21st Ct | single_family | 2 | 1 | 594 | $367,000 | 2026-08-14 |
| 3100 NW 162nd St | single_family | 2 | 1 | 1,704 | $390,000 | 2026-08-03 |
| 1145 Sharar Ave | single_family | 2 | 1 | 1,160 | $300,000 | 2026-07-22 |
| 2001 Rutland St | single_family | 2 | 1 | 594 | $390,000 | 2026-07-21 |
| 15815 NW 19th Ave | single_family | 2 | 1 | 720 | $378,500 | 2026-07-16 |
| 2445 NW 162nd Ter | single_family | 2 | 1 | 998 | $455,000 | 2026-07-13 |
| 2440 NW 152nd Ter | single_family | 2 | 1 | 962 | $400,000 | 2026-07-03 |
| 2241 Rutland St | single_family | 2 | 1 | 594 | $310,000 | 2026-06-24 |
| 16435 NW 162nd Street Rd | single_family | 2 | 1 | 1,110 | $375,000 | 2026-06-05 |
| 2521 NW 151st St | single_family | 2 | 1 | 720 | $335,000 | 2026-06-05 |
| 515 Golf Course Blvd | single_family | 2 | 1 | 809 | $390,000 | 2026-06-02 |
| 1236 Rutland St | single_family | 2 | 1 | 840 | $410,000 | 2026-06-01 |
| 180 Seaman Ave | single_family | 2 | 1 | 862 | $425,000 | 2026-06-01 |
| 2481 NW 139th St | single_family | 2 | 1 | 864 | $450,000 | 2026-05-28 |
| 14135 NW 22nd Pl | single_family | 2 | 1 | 690 | $345,000 | 2026-05-20 |
| 535 Harem Ave | single_family | 2 | 2 | 1,027 | $439,000 | 2026-05-19 |
| 2080 Service Rd | single_family | 2 | 1 | 594 | $269,000 | 2026-05-18 |
| 1951 Rutland St | single_family | 2 | 1 | 1,049 | $395,000 | 2026-05-14 |
| 15955 NW 21st Ave | single_family | 2 | 1 | 800 | $450,000 | 2026-05-14 |
| 510 Douglas Rd | single_family | 2 | 1 | 1,012 | $380,000 | 2026-04-24 |
| 1206 Rutland St | single_family | 2 | 1 | 780 | $382,000 | 2026-04-24 |
| 2111 York St | single_family | 2 | 1 | 754 | $350,000 | 2026-04-14 |
| 2210 NW 155th St | single_family | 2 | 1 | 720 | $360,000 | 2026-04-10 |
| 2455 NW 161st St | single_family | 2 | 1 | 720 | $390,000 | 2026-04-06 |
| 16300 NW 19th Ave | single_family | 2 | 1 | 960 | $450,000 | 2026-03-30 |
| 15600 NW 157th Street Rd | single_family | 2 | 1 | 1,110 | $420,000 | 2026-03-27 |
| 2201 NW 166th St | single_family | 2 | 1 | 1,008 | $389,000 | 2026-03-20 |
| 1240 Peri St | single_family | 2 | 1 | 1,616 | $560,000 | 2026-03-12 |
| 2421 NW 152nd St | single_family | 2 | 1 | 840 | $385,000 | 2026-02-09 |
| 16440 NW 23rd Ct | single_family | 2 | 1 | 1,084 | $330,000 | 2026-01-16 |
| 1467 NW 154th St | single_family | 2 | 1 | 837 | $422,000 | 2025-12-22 |
| 2060 Rutland St | single_family | 2 | 1 | 594 | $325,000 | 2025-11-24 |
| 1981 Rutland St | single_family | 2 | 1 | 699 | $320,000 | 2025-11-18 |
| 2360 Service Rd | single_family | 2 | 1 | 699 | $360,000 | 2025-09-18 |
| 1330 Dunad Ave | single_family | 2 | 1 | 1,521 | $238,000 | 2025-09-16 |
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 |
|---|---|---|---|---|---|---|
| 15300 Railroad Dr | single_family | 2 | 1 | 875 | $385,000 | — |
| 755 Harem Ave | single_family | 2 | 1 | 1,253 | $480,000 | — |
| 2365 NW 155th St | single_family | 2 | 1 | 750 | $365,000 | — |
| 4050 NW 135th St Unit 5-1 | condos | 2 | 1 | 800 | $179,999 | — |
| 1250 Sharazad Blvd | single_family | 2 | 1 | 864 | $429,000 | — |
| 1120 Opa Locka Blvd | single_family | 2 | 1 | 780 | $375,000 | — |
| 2450 NW 157th Street Rd | single_family | 2 | 1 | 720 | $435,000 | — |
| 2317 Rutland St | single_family | 2 | 1 | 594 | $319,000 | — |
10-year hold projection
IRR3.2%
Equity multiple1.52x
Total return (10yr)$104,172
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $412,000 | $15,729 | -$10,583 | $316,530 | $95,470 |
| 2 | $424,360 | $16,273 | -$10,080 | $312,823 | $111,537 |
| 3 | $437,091 | $16,834 | -$9,560 | $308,860 | $128,231 |
| 4 | $450,204 | $17,415 | -$9,023 | $304,626 | $145,578 |
| 5 | $463,710 | $18,015 | -$8,467 | $300,100 | $163,609 |
| 6 | $477,621 | $18,634 | -$7,893 | $295,264 | $182,357 |
| 7 | $491,950 | $19,274 | -$7,299 | $290,096 | $201,854 |
| 8 | $506,708 | $19,936 | -$6,684 | $284,573 | $222,135 |
| 9 | $521,909 | $20,619 | -$6,050 | $278,671 | $243,239 |
| 10 | $537,567 | $21,325 | -$5,393 | $272,363 | $265,204 |
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.