7845 Atlantic Way
Miami Beach, FL 33141 · single_family · For Sale · 293 days on market
Asking price$40,000,000
6 beds 9 baths 6,350 sqft
Suggested offer$13,106,527$26,893,473 above the est. market value of $13,106,527.
View on Realtor.com →Listed by Ruthie Assouline · Douglas Elliman - 1111 Lincoln Road
Typesingle_family
Built2025
Price / sqft$6299
Est. value (own analysis)$13,106,527
Rent estimate (own analysis)$80,000/mo
HOANone
1 / 88
Show every detail
Statusfor_sale
Listed date2025-11-13
Removed date—
MLSMiamiMLS #A11907332
Coordinates25.86411, -80.12007
Address7845 Atlantic Way
CityMiami Beach
StateFL
Zip33141
Listing ID5208775005
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $40,000,000 |
| Down payment (20.0%) | $8,000,000 |
| Loan amount | $32,000,000 |
| Closing costs (5.0%) | $2,000,000 |
| Total cash to close | $10,000,000 |
| Income | |
| Rent (comp-derived) | $80,000$960,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $73,600$883,200 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $63,333$760,000 |
| Insurance (placeholder 0.8% of price) | $26,667$320,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $4,000$48,000 |
| Total operating expenses | $94,000$1,128,000 |
| 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) | $4,000$48,000 |
| 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 | 6 | 7 | 5,863 | $95,000 | 2026-08-27 | — | |
| single_family | 6 | 8 | 5,200 | $250,000 | 2025-12-26 | — | |
| single_family | 6 | 7 | 5,700 | $160,000 | 2026-05-27 | — | |
| single_family | 6 | 7 | 6,211 | $70,000 | 2026-06-16 | — | |
| single_family | 6 | 6 | 5,146 | $80,000 | 2026-02-23 | — | |
| single_family | 6 | 8 | 6,296 | $69,000 | 2026-08-22 | — | |
| single_family | 6 | 7 | 5,181 | $50,000 | 2026-04-13 | — |
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 |
|---|---|---|---|---|---|---|
| 6535 Allison Rd | single_family | 6 | 6 | 5,809 | $12,950,000 | 2026-07-21 |
| 17 LA Gorce Cir | single_family | 6 | 6 | 5,135 | $9,750,000 | 2026-06-25 |
| 1785 Cleveland Rd | single_family | 6 | 7 | 6,000 | $14,200,000 | 2026-02-17 |
| 7711 Collins Ave | single_family | 6 | 4 | 2,634 | $838,500 | 2026-01-02 |
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 |
|---|---|---|---|---|---|---|
| 1170 71st St | multi_family | 6 | 5 | 3,759 | $1,299,000 | — |
| 570 S Shore Dr | single_family | 6 | 8 | 5,043 | $9,335,000 | — |
| 7811 Carlyle Ave | single_family | 6 | 6 | 3,405 | $2,590,000 | — |
| 470 S Shore Dr | single_family | 6 | 7 | 4,922 | $8,800,000 | — |
| 2120 Biarritz Dr | multi_family | 6 | 5 | 3,492 | $1,700,000 | — |
| 1460 S Treasure Dr | single_family | 6 | 7 | 6,816 | $10,999,999 | — |
| 955 79th Ter | multi_family | 6 | 4 | 2,728 | $1,500,000 | — |
| 7610 Dickens Ave | multi_family | 6 | 4 | 3,655 | $1,600,000 | — |
10-year hold projection
IRR-8.5%
Equity multiple-0.44x
Total return (10yr)-$9,206,850
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $41,200,000 | -$244,800 | -$2,760,487 | $31,653,049 | $9,546,951 |
| 2 | $42,436,000 | -$246,504 | -$2,763,391 | $31,282,272 | $11,153,728 |
| 3 | $43,709,080 | -$248,118 | -$2,766,236 | $30,886,034 | $12,823,046 |
| 4 | $45,020,352 | -$249,636 | -$2,769,014 | $30,462,586 | $14,557,767 |
| 5 | $46,370,963 | -$251,052 | -$2,771,722 | $30,010,059 | $16,360,904 |
| 6 | $47,762,092 | -$252,358 | -$2,774,353 | $29,526,456 | $18,235,636 |
| 7 | $49,194,955 | -$253,547 | -$2,776,900 | $29,009,644 | $20,185,310 |
| 8 | $50,670,803 | -$254,613 | -$2,779,357 | $28,457,342 | $22,213,461 |
| 9 | $52,190,927 | -$255,547 | -$2,781,718 | $27,867,113 | $24,323,814 |
| 10 | $53,756,655 | -$256,342 | -$2,783,975 | $27,236,352 | $26,520,303 |
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.