16100 NW 28th Ct
Miami Gardens, FL 33054 · single_family · For Sale · 36 days on market
Asking price$689,000
5 beds 3 baths 2,002 sqft
Suggested offer$639,356$49,644 above the est. market value of $639,356.
View on Realtor.com →Listed by Albert Puig · Lifestyle International Realty
Typesingle_family
Built1953
Price / sqft$344
Est. value (own analysis)$639,356
Rent estimate (own analysis)$3,990/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-28
Removed date—
MLSMiamiMLS #A12061348
Coordinates25.92100, -80.24720
Address16100 NW 28th Ct
CityMiami Gardens
StateFL
Zip33054
Listing ID5187665331
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 | $689,000 |
| Down payment (20.0%) | $137,800 |
| Loan amount | $551,200 |
| Closing costs (5.0%) | $34,450 |
| Total cash to close | $172,250 |
| Income | |
| Rent (comp-derived) | $3,990$47,880 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,671$44,050 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,091$13,091 |
| Insurance (est. scaled by flood & wind risk) | $735$8,819 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $200$2,394 |
| Total operating expenses | $2,025$24,304 |
| 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) | $200$2,394 |
| 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 | 5 | 2 | 1,720 | $2,995 | 2026-07-12 | — | |
| single_family | 5 | 3 | 1,468 | $3,680 | 2026-05-29 | — | |
| single_family | 5 | 3 | 2,118 | $4,500 | 2026-08-27 | — | |
| single_family | 5 | 2 | 1,491 | $4,300 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 2330 Rutland St | single_family | 5 | 2 | 1,622 | $518,000 | 2026-07-24 |
| 730 Curtiss Dr | single_family | 5 | 2 | 2,942 | $685,000 | 2026-02-23 |
| 15920 NW 17th Ct | single_family | 5 | 2 | 1,432 | $580,000 | 2026-02-19 |
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 |
|---|---|---|---|---|---|---|
| multi_family | 5 | 4 | 2,189 | $615,000 | — | |
| 15803 NW 47th Ave | multi_family | 5 | 3 | 1,743 | $749,900 | — |
| 2830 NW 156th St | single_family | 5 | 3 | 2,051 | $760,000 | — |
| 15801 NW 47th Ave | multi_family | 5 | 3 | 1,789 | $749,900 | — |
| 2390 Service Rd | single_family | 5 | 3 | 1,864 | $599,000 | — |
| 15770 NW 18th Pl | single_family | 5 | 3 | 2,541 | $649,900 | — |
10-year hold projection
IRR0.3%
Equity multiple1.06x
Total return (10yr)$99,822
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $709,670 | $19,745 | -$25,155 | $545,224 | $164,446 |
| 2 | $730,960 | $20,459 | -$24,500 | $538,837 | $192,123 |
| 3 | $752,889 | $21,198 | -$23,824 | $532,012 | $220,877 |
| 4 | $775,476 | $21,961 | -$23,123 | $524,718 | $250,758 |
| 5 | $798,740 | $22,751 | -$22,398 | $516,923 | $281,817 |
| 6 | $822,702 | $23,568 | -$21,647 | $508,593 | $314,109 |
| 7 | $847,383 | $24,412 | -$20,870 | $499,691 | $347,692 |
| 8 | $872,805 | $25,285 | -$20,066 | $490,178 | $382,627 |
| 9 | $898,989 | $26,188 | -$19,234 | $480,011 | $418,978 |
| 10 | $925,958 | $27,122 | -$18,374 | $469,146 | $456,812 |
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.