8600 SW 212th St Apt 105
Cutler Bay, FL 33189 · condos · For Sale · 32 days on market
Asking price$215,000
1 beds 1 baths 813 sqft
Suggested offer$181,154$33,846 above the est. market value of $181,154.
View on Realtor.com →Listed by Maria Fernanda De Matos PA · Ancara Real Estate, LLC.
Typecondos
Built1988
Price / sqft$264
Est. value (own analysis)$181,154
Rent estimate (own analysis)$1,780/mo
HOA$494/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
1 / 13
Show every detail
Statusfor_sale
Listed date2026-08-02
Removed date—
MLSMiamiMLS #A12062906
Coordinates25.56977, -80.32890
Address8600 SW 212th St Apt 105
CityCutler Bay
StateFL
Zip33189
Listing ID5186609137
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33189)
Typical home value (ZHVI)$554,285
Typical rent (ZORI)$2,715/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 | $215,000 |
| Down payment (20.0%) | $43,000 |
| Loan amount | $172,000 |
| Closing costs (5.0%) | $10,750 |
| Total cash to close | $53,750 |
| Income | |
| Rent (comp-derived) | $1,780$21,360 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,638$19,651 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $340$4,085 |
| Insurance (est. scaled by flood & wind risk) | $315$3,784 |
| HOA dues | $494$5,928 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $89$1,068 |
| Total operating expenses | $1,239$14,865 |
| 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) | $89$1,068 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 1 | 1 | 607 | $1,200 | 2026-03-16 | — | |
| apartment | 1 | 1 | 813 | $1,950 | 2026-07-30 | — | |
| condos | 1 | 1 | 760 | $1,650 | 2026-05-12 | — | |
| apartment | 1 | 1 | 813 | $1,800 | 2026-05-12 | — | |
| condos | 1 | 1 | 813 | $1,825 | 2026-08-18 | — | |
| condos | 1 | 1 | 760 | $1,600 | 2026-08-22 | — | |
| condos | 1 | 1 | 760 | $1,780 | 2026-07-17 | — | |
| condos | 1 | 1 | 813 | $1,790 | 2026-07-08 | — | |
| condos | 1 | 1 | 746 | $1,750 | 2026-08-20 | — | |
| condos | 1 | 1 | 760 | $1,800 | 2026-07-12 | — | |
| condos | 1 | 1 | 600 | $1,600 | 2026-03-13 | — | |
| condos | 1 | 1 | 600 | $1,650 | 2026-07-03 | — | |
| apartment | 1 | 1 | 813 | $1,800 | 2026-08-17 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 8240 SW 210th St Apt 214 | condos | 1 | 1 | 760 | $190,000 | 2026-08-21 |
| 8640 SW 212th St Apt 303 | condos | 2 | 2 | 1,113 | $235,000 | 2026-08-11 |
| 21121 SW 85th Ave Apt 216 | condos | 2 | 2 | 1,192 | $260,000 | 2026-08-03 |
| 21130 SW 87th Ave Apt 203 | condos | 2 | 2 | 991 | $240,000 | 2026-07-08 |
| 8590 SW 212th St Apt 303 | condos | 2 | 2 | 1,113 | $248,000 | 2026-06-22 |
| 8540 SW 212th St Apt 303 | condos | 2 | 2 | 1,113 | $220,000 | 2026-05-20 |
| 8560 SW 212th St Apt 305 | condos | 2 | 2 | 1,113 | $222,000 | 2026-05-15 |
| 20810 SW 87th Ave Apt 308 | condos | 3 | 2 | 1,218 | $299,000 | 2026-04-15 |
| 8660 SW 212th St Apt 101 | condos | 2 | 2 | 1,123 | $260,000 | 2026-02-13 |
| 21133 SW 85th Ave Apt 108 | condos | 2 | 2 | 1,160 | $265,000 | 2025-10-06 |
| 8620 SW 212th St Apt 301 | condos | 2 | 2 | 1,113 | $240,000 | 2025-09-30 |
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 |
|---|---|---|---|---|---|---|
| 8520 SW 212th St Apt 305 | condos | 1 | 1 | 813 | $230,000 | — |
| 8600 SW 212th St Apt 208 | condos | 1 | 1 | 813 | $225,000 | — |
| 8240 SW 210th St Apt 207 | condos | 1 | 1 | 760 | $194,999 | — |
| 21553 SW 87th Ct Unit 102 | condos | 1 | 1 | 770 | $199,000 | — |
| 21133 SW 85th Ave Apt 112 | condos | 1 | 2 | 870 | $205,000 | — |
| 21121 SW 85th Ave Apt 117 | condos | 1 | 2 | 806 | $235,000 | — |
| 8660 SW 212th St Apt 306 | condos | 1 | 1 | 813 | $210,000 | — |
| 8200 SW 210th St Apt 103 | condos | 1 | 1 | 760 | $215,000 | — |
10-year hold projection
IRR-1.6%
Equity multiple0.73x
Total return (10yr)$13,684
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $221,450 | $4,786 | -$9,546 | $170,135 | $51,315 |
| 2 | $228,094 | $5,004 | -$9,354 | $168,142 | $59,951 |
| 3 | $234,936 | $5,230 | -$9,155 | $166,012 | $68,924 |
| 4 | $241,984 | $5,465 | -$8,949 | $163,736 | $78,248 |
| 5 | $249,244 | $5,709 | -$8,733 | $161,304 | $87,940 |
| 6 | $256,721 | $5,963 | -$8,509 | $158,705 | $98,017 |
| 7 | $264,423 | $6,226 | -$8,277 | $155,927 | $108,496 |
| 8 | $272,356 | $6,499 | -$8,035 | $152,958 | $119,398 |
| 9 | $280,526 | $6,782 | -$7,783 | $149,786 | $130,741 |
| 10 | $288,942 | $7,076 | -$7,522 | $146,395 | $142,547 |
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.