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1000 Biscayne Blvd Unit 5101

Miami, FL 33132 · condos · For Sale · 111 days on market
Asking price$21,950,000
6 beds 7 baths 10,388 sqft
Suggested offer$6,044,881$15,905,119 above the est. market value of $6,044,881.
View on Realtor.com →
Listed by Joel Lusky · The Brokerage South Florida Real Estate, LLC.
Typecondos
Built2019
Price / sqft$2113
Est. value (own analysis)$6,044,881
Rent estimate (own analysis)$40,000/mo
HOA$18,800/mo
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Street view
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-05-14
Removed date—
MLSMiamiMLS #A12019082
Coordinates25.78424, -80.19014
Address1000 Biscayne Blvd Unit 5101
CityMiami
StateFL
Zip33132
Listing ID5202396381
Sourceus-real-estate-listings, cached 2026-08-29

ZIP market snapshot (33132)

Typical home value (ZHVI)$514,716
Typical rent (ZORI)$3,468/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$21,950,000
Down payment (20.0%)$4,390,000
Loan amount$17,560,000
Closing costs (5.0%)$1,097,500
Total cash to close$5,487,500
Income
Rent (comp-derived)$40,000$480,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$480,000
Vacancy rate (assumption) assumption8.0%

$480,000 × 8.0% = $38,400

Effective gross income$36,800$441,600
Operating expenses
Property tax (placeholder 1.9% of price)$34,754$417,050
Insurance (est. scaled by flood & wind risk)$28,535$342,420
HOA dues$18,800$225,600
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$2,000$24,000
Total operating expenses$84,089$1,009,070
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$441,600
Total operating expenses derived$1,009,070

$441,600 − $1,009,070 = -$567,470

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$17,560,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$17,560,000 amortized at 6.7% over 30 years = $112,845/mo

CapEx reserve (5.0% of GSR)$2,000$24,000
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$567,470
Annual debt service derived$1,354,143
Annual CapEx reserve assumption$24,000
Annual PMI assumption$0

(-$567,470 − $1,354,143 − $24,000 − $0) ÷ 12 = -$162,134

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$567,470
Purchase price data$21,950,000

-$567,470 ÷ $21,950,000 = -2.6%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$1,945,613
Total cash to close derived$5,487,500

-$1,945,613 ÷ $5,487,500 = -35.5%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$567,470
Annual debt service derived$1,354,143

-$567,470 ÷ $1,354,143 = -0.42

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$480,000
Purchase price data$21,950,000

($480,000 ÷ 12) ÷ $21,950,000 = 0.2%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$21,950,000
Gross scheduled rent (annual) comp$480,000

$21,950,000 ÷ $480,000 = 45.7

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$1,009,070
Effective gross income derived$441,600

$1,009,070 ÷ $441,600 = 228.5%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$1,009,070
Annual debt service derived$1,354,143
Annual PMI assumption$0
Gross scheduled rent (annual) comp$480,000

($1,009,070 + $1,354,143 + $0) ÷ $480,000 = 492.3%

Comparables

Widened to city-wide. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
condos674,549$40,0002026-07-24—
condos665,173$50,0002026-04-03—
apartment642,376$1,9502026-03-11—

3131 NE 7th Ave Unit 4901

Miami, 33137 · rent comp

Bedrooms / bathrooms6 bd / 7 ba
Square footage4,549
Listed2026-07-24
Days on market—

Asking rent: $40,000

View on Zillow →

1000 Brickell Plz Unit UPH6202

Miami, 33131 · rent comp

Bedrooms / bathrooms6 bd / 6 ba
Square footage5,173
Listed2026-04-03
Days on market—

Asking rent: $50,000

View on Zillow →

1431 NW 55th Ter

Miami, 33142 · rent comp

Bedrooms / bathrooms6 bd / 4 ba
Square footage2,376
Listed2026-03-11
Days on market—

Asking rent: $1,950

View on Zillow →

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.

AddressTypeBedsBathsLiving sqftSale priceSale date
398 NE 5th St Apt 4207condos01442$540,0002026-08-24
851 NE 1st Ave Unit 3800condos121,018$540,0002026-08-24
1800 N Bayshore Dr Apt 1908condos11839$355,0002026-08-21
1800 N Bayshore Dr Apt 1208condos11839$350,0002026-08-20
888 Biscayne Blvd Apt 3506condos12948$585,0002026-08-20
1000 Biscayne Blvd Unit 3902condos464,600$7,195,0002026-08-19
488 NE 18th St Unit 4005condos12743$535,0002026-08-18
1800 N Bayshore Dr Apt 4106condos11822$377,0002026-08-18
900 Biscayne Blvd Apt 2907condos12938$675,0002026-08-18
1800 N Bayshore Dr Apt 1901condos332,189$1,420,0002026-08-17
20 NE 11th St Apt 4807Bcondos01—$420,0002026-08-17
253 NE 2nd St Apt 3105condos01632$325,0002026-08-17
488 NE 18th St Unit 5012condos342,365$2,575,0002026-08-14
398 NE 5th St Apt 4518condos331,135$1,050,0002026-08-14
1900 N Bayshore Dr Apt 2204condos221,289$644,0002026-08-10
227 NE 2nd St Apt 1909condos11549$395,0002026-08-06
253 NE 2nd St Apt 903condos221,058$480,0002026-08-05
851 NE 1st Ave Unit 1412condos342,165$1,290,0002026-08-05
488 NE 18th St Unit 2802condos12766$485,0002026-08-01
900 Biscayne Blvd Apt 3502condos231,575$1,000,0002026-07-28
1750 N Bayshore Dr Apt 4506condos11821$308,0002026-07-27
601 NE 1 St Unit 2716condos331,633$1,175,0002026-07-24
1600 NE 1st Ave Apt 1916condos221,018$505,0002026-07-23
1750 N Bayshore Dr Apt 5408condos01503$255,0002026-07-23
1040 Biscayne Blvd Apt 1406condos231,123$700,0002026-07-23
20 NE 11th St Unit 2503Bcondos01336$450,0002026-07-20
159 NE 6th St Unit 3105condos22916$825,0002026-07-17
253 NE 2nd St Apt 220condos01560$255,0002026-07-17
50 Biscayne Blvd Apt 3510condos321,789$1,025,0002026-07-17
1040 Biscayne Blvd Apt 4607condos232,566$2,950,0002026-07-16
253 NE 2nd St Apt 3902condos221,203$530,0002026-07-15
1750 N Bayshore Dr Apt 5105condos11825$320,0002026-07-15
50 Biscayne Blvd Apt 711condos01501$316,5002026-07-15
488 NE 18th St Unit 2401condos231,178$650,0002026-07-13
227 NE 2nd St Apt 2911condos01446$335,0002026-07-13
1717 N Bayshore Dr Unit A2451condos331,840$705,0002026-07-10
227 NE 2nd St Apt 2412condos01446$350,0002026-07-10
1600 NE 1st Ave Apt 3302condos01—$360,0002026-07-10
1600 NE 1st Ave Apt 3012condos12850$400,0002026-07-09
900 Biscayne Blvd Apt 2910condos121,031$590,0002026-07-09
1900 N Bayshore Dr Apt 506condos11816$417,0002026-07-08
227 NE 2nd St Apt 2306condos22647$530,0002026-07-06
253 NE 2nd St Apt 1107condos11802$392,5002026-07-02
851 NE 1st Ave Unit 3905condos221,254$645,0002026-06-30
253 NE 2nd St Apt 2902condos221,203$600,0002026-06-30
1100 Biscayne Blvd Unit 4502condos231,557$920,0002026-06-30
900 Biscayne Blvd Apt 3709condos331,579$1,175,0002026-06-30
1717 NE Bayshore Dr Unit A2736condos221,464$785,0002026-06-26
133 NE 2nd Ave Apt 611condos11651$248,0002026-06-24
398 NE 5th St Apt 2403condos11490$415,0002026-06-24

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.

AddressTypeBedsBathsSqftAsking priceDays on market
1040 Biscayne Blvd Apt 4602condos675,231$6,499,000—
1000 Biscayne House 1201 Blvd Unit Towncondos678,400$11,360,000—
1100 Biscayne Blvd Unit 5306condos686,952$4,600,000—
300 N Biscayne Blvd Ph 6condos6102,454$50,000,000—
300 N Biscayne Blvd Unit Phcondos61112,302$50,000,000—

10-year hold projection

IRR-13.4%
Equity multiple-1.32x
Total return (10yr)-$9,889,847
YearProperty valueNOICash flowLoan balanceEquity
1$22,608,500-$567,470-$1,945,613$17,369,611$5,238,889
2$23,286,755-$579,449-$1,958,192$17,166,147$6,120,608
3$23,985,358-$591,661-$1,971,019$16,948,711$7,036,646
4$24,704,918-$604,110-$1,984,099$16,716,344$7,988,574
5$25,446,066-$616,800-$1,997,435$16,468,020$8,978,046
6$26,209,448-$629,735-$2,011,032$16,202,643$10,006,805
7$26,995,731-$642,918-$2,024,894$15,919,042$11,076,689
8$27,805,603-$656,355-$2,039,027$15,615,967$12,189,637
9$28,639,771-$670,048-$2,053,433$15,292,078$13,347,693
10$29,498,965-$684,002-$2,068,119$14,945,948$14,553,016
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.