1630 Sandpiper Blvd
Homestead, FL 33035 · townhomes · For Sale · 120 days on market
Asking price$260,000
2 beds 2 baths 868 sqft
Suggested offer$186,106$73,894 above the est. market value of $186,106.
View on Realtor.com →Listed by Ronald Henry · Premier Realty & Invest. Group
Typetownhomes
Built1981
Price / sqft$300
Est. value (own analysis)$186,106
Rent estimate (own analysis)$2,050/mo
HOA$150/mo
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Statusfor_sale
Listed date2026-05-05
Removed date—
MLSMiamiMLS #A12013475
Coordinates25.45496, -80.45853
Address1630 Sandpiper Blvd
CityHomestead
StateFL
Zip33035
Listing ID5206395579
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33035)
Typical home value (ZHVI)$331,237
Typical rent (ZORI)$2,328/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 | $260,000 |
| Down payment (20.0%) | $52,000 |
| Loan amount | $208,000 |
| Closing costs (5.0%) | $13,000 |
| Total cash to close | $65,000 |
| Income | |
| Rent (comp-derived) | $2,050$24,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,886$22,632 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $412$4,940 |
| Insurance (placeholder 0.8% of price) | $173$2,080 |
| HOA dues | $150$1,800 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $103$1,230 |
| Total operating expenses | $838$10,050 |
| 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) | $103$1,230 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 2 | 3 | 1,166 | $1,850 | 2026-06-23 | — | |
| townhomes | 2 | 2 | 822 | $1,790 | 2026-02-25 | — | |
| townhomes | 2 | 3 | 1,166 | $1,900 | 2026-07-06 | — | |
| townhomes | 2 | 2 | 1,166 | $2,000 | 2026-07-25 | — | |
| townhomes | 2 | 3 | 1,166 | $2,100 | 2026-08-10 | — | |
| townhomes | 2 | 3 | 1,065 | $1,900 | 2026-06-03 | — | |
| townhomes | 2 | 3 | 1,166 | $2,200 | 2025-10-08 | — | |
| townhomes | 2 | 2 | 951 | $2,200 | 2026-03-30 | — | |
| townhomes | 2 | 2 | 868 | $2,300 | 2026-08-29 | — | |
| townhomes | 2 | 2 | 868 | $2,350 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 1614 SE 31st Ct | townhomes | 2 | 3 | 1,166 | $229,000 | 2026-08-24 |
| 3400 San Remo Cir | townhomes | 2 | 2 | 951 | $252,500 | 2026-07-31 |
| 1633 Greer Ave | townhomes | 2 | 2 | 1,174 | $309,000 | 2026-07-27 |
| 1958 SE 24th Ter | townhomes | 2 | 2 | 1,431 | $258,000 | 2026-07-01 |
| 1621 SE 30th St | townhomes | 2 | 3 | 1,166 | $250,000 | 2026-06-12 |
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 |
|---|---|---|---|---|---|---|
| 2931 SE 12th Rd Unit 205-55 | condos | 2 | 2 | 815 | $175,900 | — |
| 1260 SE 31st Ct Unit 105-34 | condos | 2 | 2 | 822 | $179,000 | — |
| 2604 SE 19th Ct Unit 202A | condos | 2 | 2 | 1,040 | $180,000 | — |
| 2651 SE 12th Rd Unit 105 | condos | 2 | 2 | 822 | $199,000 | — |
| 1617 SE 30th St | townhomes | 2 | 3 | 1,166 | $220,000 | — |
| 2910 SE 13th Rd Unit 105-44 | condos | 2 | 2 | 822 | $205,000 | — |
| 1512 SE 31st Ct Unit 1512 | townhomes | 2 | 3 | 1,166 | $275,000 | — |
| 1271 SE 28th Ct Unit 105 | condos | 2 | 2 | 822 | $199,900 | — |
10-year hold projection
IRR5.7%
Equity multiple1.91x
Total return (10yr)$93,058
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $267,800 | $12,582 | -$4,688 | $205,745 | $62,055 |
| 2 | $275,834 | $13,010 | -$4,291 | $203,335 | $72,499 |
| 3 | $284,109 | $13,452 | -$3,881 | $200,759 | $83,350 |
| 4 | $292,632 | $13,908 | -$3,457 | $198,007 | $94,625 |
| 5 | $301,411 | $14,379 | -$3,018 | $195,066 | $106,346 |
| 6 | $310,454 | $14,866 | -$2,566 | $191,922 | $118,531 |
| 7 | $319,767 | $15,369 | -$2,097 | $188,563 | $131,204 |
| 8 | $329,360 | $15,888 | -$1,614 | $184,973 | $144,387 |
| 9 | $339,241 | $16,425 | -$1,114 | $181,137 | $158,104 |
| 10 | $349,418 | $16,979 | -$597 | $177,037 | $172,381 |
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.