980 NW N River Dr Unit 30
Miami, FL 33136 · townhomes · For Sale · 33 days on market
Asking price$675,000
2 beds 3 baths 1,287 sqft
Listed by Helena Severino · DALTON WADE INC
Typetownhomes
Built1981
Price / sqft$524
Est. value (own analysis)$772,200
Rent estimate (own analysis)$2,850/mo
HOA$303/mo
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-01
Removed date—
MLSBeachesMLS #B26058963
Coordinates25.78121, -80.21043
Address980 NW N River Dr Unit 30
CityMiami
StateFL
Zip33136
Listing ID5243445630
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33136)
Typical home value (ZHVI)$317,970
Typical rent (ZORI)$2,599/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 | $675,000 |
| Down payment (20.0%) | $135,000 |
| Loan amount | $540,000 |
| Closing costs (5.0%) | $33,750 |
| Total cash to close | $168,750 |
| Income | |
| Rent (comp-derived) | $2,850$34,200 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,622$31,464 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,069$12,825 |
| Insurance (est. scaled by flood & wind risk) | $878$10,530 |
| HOA dues | $303$3,636 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $143$1,710 |
| Total operating expenses | $2,392$28,701 |
| 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) | $143$1,710 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 2 | 1 | 950 | $2,700 | 2026-08-17 | — | |
| townhomes | 2 | 2 | 1,282 | $3,800 | 2026-08-17 | — | |
| townhomes | 2 | 3 | 1,000 | $2,300 | 2026-08-17 | — | |
| townhomes | 2 | 2 | 875 | $4,000 | 2026-08-17 | — | |
| townhomes | 2 | 2 | 1,282 | $3,500 | 2026-08-15 | — | |
| townhomes | 2 | 3 | 979 | $2,899 | 2026-08-14 | — | |
| townhomes | 2 | 2 | 914 | $2,600 | 2026-08-14 | — | |
| townhomes | 2 | 3 | 1,152 | $2,850 | 2026-08-13 | — | |
| townhomes | 2 | 3 | 1,000 | $2,750 | 2026-08-13 | — | |
| townhomes | 2 | 2 | 1,152 | $2,700 | 2026-08-13 | — | |
| townhomes | 2 | 3 | 1,000 | $2,900 | 2026-08-12 | — | |
| townhomes | 2 | 3 | 1,007 | $3,000 | 2026-08-11 | — | |
| townhomes | 2 | 2 | 1,265 | $2,775 | 2026-08-10 | — |
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 |
|---|---|---|---|---|---|---|
| 1000 NW North River Dr Apt 114 | townhomes | 2 | 2 | 1,192 | $800,000 | 2026-05-29 |
| 980 NW N River Dr Unit 27 | townhomes | 2 | 3 | 1,100 | $585,000 | 2025-12-22 |
| 980 NW North River Dr # 24 | townhomes | 2 | 2 | 1,100 | $660,000 | 2025-10-21 |
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 |
|---|---|---|---|---|---|---|
| 816 NW 11th St Apt 1208 | condos | 2 | 2 | 891 | $350,000 | — |
| 850 N Miami Ave Unit W708 | condos | 2 | 2 | 914 | $259,990 | — |
| 816 NW 11th St Apt 607 | condos | 2 | 2 | 891 | $330,000 | — |
| 850 N Miami Ave Unit W906 | condos | 2 | 2 | 903 | $294,999 | — |
| 816 NW 11th St Apt 402 | condos | 2 | 2 | 882 | $298,900 | — |
| 1060 NW 7th St Apt 205 | condos | 2 | 2 | 865 | $305,000 | — |
| 850 N Miami Ave Unit W1202 | condos | 2 | 2 | 848 | $330,000 | — |
| 555 NW South River Dr Unit 530 | condos | 2 | 2 | 929 | $1,230,925 | — |
10-year hold projection
IRR-6.1%
Equity multiple-0.02x
Total return (10yr)-$83,898
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $695,250 | $2,763 | -$40,589 | $534,145 | $161,105 |
| 2 | $716,108 | $2,989 | -$40,406 | $527,888 | $188,219 |
| 3 | $737,591 | $3,226 | -$40,213 | $521,202 | $216,389 |
| 4 | $759,718 | $3,474 | -$40,010 | $514,056 | $245,663 |
| 5 | $782,510 | $3,732 | -$39,797 | $506,419 | $276,091 |
| 6 | $805,985 | $4,003 | -$39,574 | $498,259 | $307,727 |
| 7 | $830,165 | $4,285 | -$39,340 | $489,537 | $340,628 |
| 8 | $855,070 | $4,580 | -$39,095 | $480,217 | $374,853 |
| 9 | $880,722 | $4,888 | -$38,837 | $470,257 | $410,465 |
| 10 | $907,144 | $5,210 | -$38,568 | $459,613 | $447,531 |
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.