22505 SW 94th Pl
Cutler Bay, FL 33190 · single_family · For Sale · 8 days on market
Asking price$650,000
5 beds 3 baths 2,869 sqft
Suggested offer$618,862$31,138 above the est. market value of $618,862.
View on Realtor.com →Listed by Luis Andrew Ruiz · EXP Realty, LLC
Typesingle_family
Built2005
Price / sqft$227
Est. value (own analysis)$618,862
Rent estimate (own analysis)$4,550/mo
HOA$65/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-25
Removed date—
MLSMiamiMLS #A12077786
Coordinates25.55829, -80.34457
Address22505 SW 94th Pl
CityCutler Bay
StateFL
Zip33190
Listing ID5255844458
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33190)
Median sale price$419,900
Median days on market (sale)82
Active sale listings119
Median rent$2,600/mo
Median days on market (rent)48
Active rental listings93
Real ZIP-wide statistics from RentCast, as of 2026-08 (fetched 2026-08-29) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33190 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $650,000 |
| Down payment (20.0%) | $130,000 |
| Loan amount | $520,000 |
| Closing costs (5.0%) | $32,500 |
| Total cash to close | $162,500 |
| Income | |
| Rent (comp-derived) | $4,550$54,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,186$50,232 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,029$12,350 |
| Insurance (est. scaled by flood & wind risk) | $953$11,440 |
| HOA dues | $65$780 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $228$2,730 |
| Total operating expenses | $2,275$27,300 |
| 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) | $228$2,730 |
| 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 | 3 | 2,869 | $4,800 | 2026-08-07 | — | |
| single_family | 5 | 3 | 2,476 | $4,300 | 2026-07-17 | — | |
| single_family | 5 | 3 | 2,924 | $4,000 | 2026-07-06 | — | |
| single_family | 5 | 3 | 2,869 | $4,800 | 2026-07-22 | — |
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 |
|---|---|---|---|---|---|---|
| 22708 SW 94th Path | single_family | 5 | 3 | 2,869 | $800,000 | 2026-08-07 |
| 22777 SW 93rd Ct | single_family | 5 | 3 | 2,916 | $600,000 | 2026-08-05 |
| 22780 SW 92nd Ct | single_family | 5 | 3 | 2,916 | $620,000 | 2026-06-29 |
| 9115 SW 227th Ter | single_family | 5 | 4 | 2,924 | $590,000 | 2026-05-01 |
| 21800 SW 97th Ct | single_family | 5 | 4 | 2,820 | $780,000 | 2026-04-27 |
| 10321 SW 232nd St | single_family | 5 | 3 | 3,363 | $739,000 | 2026-04-08 |
| 10329 SW 228th Ter | single_family | 5 | 3 | 3,363 | $680,000 | 2026-02-05 |
| 9108 SW 227th Ln | single_family | 5 | 3 | 2,916 | $629,000 | 2026-02-04 |
| 22466 SW 94th Pl | single_family | 5 | 3 | 2,869 | $685,000 | 2025-10-16 |
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 |
|---|---|---|---|---|---|---|
| 22732 SW 92nd Pl | single_family | 5 | 3 | 2,916 | $630,000 | — |
| 10445 SW 226th St | single_family | 5 | 3 | 3,256 | $699,900 | — |
| 22761 SW 93rd Psge | single_family | 5 | 3 | 2,429 | $850,000 | — |
| 22525 SW 105th Ct | single_family | 5 | 3 | 2,514 | $624,900 | — |
10-year hold projection
IRR2.1%
Equity multiple1.34x
Total return (10yr)$139,372
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $669,500 | $22,932 | -$19,898 | $514,362 | $155,138 |
| 2 | $689,585 | $23,756 | -$19,142 | $508,337 | $181,248 |
| 3 | $710,273 | $24,609 | -$18,359 | $501,898 | $208,374 |
| 4 | $731,581 | $25,491 | -$17,549 | $495,017 | $236,564 |
| 5 | $753,528 | $26,402 | -$16,711 | $487,663 | $265,865 |
| 6 | $776,134 | $27,345 | -$15,843 | $479,805 | $296,329 |
| 7 | $799,418 | $28,320 | -$14,946 | $471,407 | $328,011 |
| 8 | $823,401 | $29,328 | -$14,017 | $462,432 | $360,969 |
| 9 | $848,103 | $30,370 | -$13,056 | $452,841 | $395,262 |
| 10 | $873,546 | $31,447 | -$12,062 | $442,591 | $430,955 |
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.