8135 NW 164th Ter
Miami Lakes, FL 33016 · single_family · Pending — under contract · 599 days on market
Asking price$1,249,900
5 beds 5 baths 3,544 sqft
Listed by Luis Dominguez · The Lab Realty Group, llc
Typesingle_family
Built2003
Price / sqft$353
Est. value (own analysis)$1,360,223
Rent estimate (own analysis)$7,000/mo
HOA$17/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2025-01-11
Removed date—
MLSMiamiMLS #A11722619
Coordinates25.92316, -80.33298
Address8135 NW 164th Ter
CityMiami Lakes
StateFL
Zip33016
Listing ID5247925614
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33016)
Typical home value (ZHVI)$295,375
Typical rent (ZORI)$2,365/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 | $1,249,900 |
| Down payment (20.0%) | $249,980 |
| Loan amount | $999,920 |
| Closing costs (5.0%) | $62,495 |
| Total cash to close | $312,475 |
| Income | |
| Rent (comp-derived) | $7,000$84,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $6,440$77,280 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,979$23,748 |
| Insurance (est. scaled by flood & wind risk) | $1,250$14,999 |
| HOA dues | $17$204 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $350$4,200 |
| Total operating expenses | $3,596$43,151 |
| 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) | $350$4,200 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 5 | 5 | 3,544 | $5,500 | 2026-08-01 | — | |
| single_family | 5 | 3 | 3,153 | $7,000 | 2026-07-27 | — | |
| single_family | 5 | 3 | 2,494 | $8,500 | 2026-08-29 | — |
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 |
|---|---|---|---|---|---|---|
| 16048 NW 82nd Pl | single_family | 5 | 3 | 3,122 | $1,200,000 | 2026-08-20 |
| 16214 NW 82nd Pl | single_family | 5 | 6 | 4,269 | $1,200,000 | 2026-08-19 |
| 8305 NW 157th Ter | single_family | 5 | 4 | 3,299 | $1,475,000 | 2026-07-30 |
| 8560 NW 164th St | single_family | 5 | 4 | 4,262 | $1,399,000 | 2026-07-17 |
| 7813 NW 165th St | single_family | 5 | 4 | 3,933 | $1,646,000 | 2026-06-23 |
| 7993 NW 161st Ter | single_family | 5 | 4 | 2,889 | $1,450,000 | 2026-06-04 |
| 6215537309 | single_family | 5 | 4 | 2,594 | $1,435,000 | 2026-05-21 |
| 15560 NW 83rd Pl | single_family | 5 | 3 | 3,447 | $1,695,000 | 2026-05-07 |
| 8123 NW 161st Ter | single_family | 5 | 4 | 2,889 | $1,100,000 | 2026-04-27 |
| 8204 NW 165th St | single_family | 5 | 4 | — | $1,000,000 | 2026-04-22 |
| 16524 NW 77th Path | single_family | 5 | 3 | 3,412 | $1,125,000 | 2026-03-02 |
| 16421 NW 83rd Ct | single_family | 5 | 5 | 3,536 | $975,000 | 2026-02-27 |
| 16533 NW 77th Path | single_family | 5 | 3 | 3,392 | $1,300,000 | 2026-01-15 |
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 |
|---|---|---|---|---|---|---|
| 15951 NW 79th Ct | single_family | 5 | 4 | 2,889 | $1,550,000 | — |
| 16763 NW 77th Path | single_family | 5 | 6 | 3,676 | $1,975,000 | — |
| 16022 NW 83rd Ct | single_family | 5 | 5 | 2,940 | $2,499,990 | — |
| 5445 W 27th Ln | single_family | 5 | 2 | 2,086 | $595,000 | — |
| 16101 NW 79th Ct | single_family | 5 | 4 | 3,232 | $1,250,000 | — |
| 14332 Ardoch Pl | single_family | 5 | 8 | 5,664 | $2,970,000 | — |
| 16422 NW 83rd Pl | single_family | 5 | 4 | 3,767 | $1,350,000 | — |
| 16232 NW 79th Ave | single_family | 5 | 5 | 3,569 | $1,429,999 | — |
10-year hold projection
IRR-0.0%
Equity multiple1.00x
Total return (10yr)$163,061
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,287,397 | $34,129 | -$47,180 | $989,079 | $298,318 |
| 2 | $1,326,019 | $35,369 | -$46,045 | $977,493 | $348,526 |
| 3 | $1,365,799 | $36,651 | -$44,871 | $965,111 | $400,688 |
| 4 | $1,406,773 | $37,977 | -$43,655 | $951,879 | $454,894 |
| 5 | $1,448,977 | $39,349 | -$42,396 | $937,739 | $511,238 |
| 6 | $1,492,446 | $40,767 | -$41,094 | $922,628 | $569,818 |
| 7 | $1,537,219 | $42,235 | -$39,745 | $906,478 | $630,741 |
| 8 | $1,583,336 | $43,752 | -$38,350 | $889,220 | $694,116 |
| 9 | $1,630,836 | $45,321 | -$36,906 | $870,777 | $760,059 |
| 10 | $1,679,761 | $46,943 | -$35,411 | $851,067 | $828,694 |
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.