105 Ocean Blvd
Golden Beach, FL 33160 · single_family · For Sale · 68 days on market
Asking price$20,000,000
3 beds 6 baths 4,202 sqft
Suggested offer$3,437,563$16,562,437 above the est. market value of $3,437,563.
View on Realtor.com →Listed by Jonathan Mann · Coldwell Banker Realty
Typesingle_family
Built1956
Price / sqft$4760
Est. value (own analysis)$3,437,563
Rent estimate (own analysis)$6,250/mo
HOANone
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Statusfor_sale
Listed date2026-06-26
Removed date—
MLSMiamiMLS #A12041683
Coordinates25.95739, -80.11936
Address105 Ocean Blvd
CityGolden Beach
StateFL
Zip33160
Listing ID5259066388
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $20,000,000 |
| Down payment (20.0%) | $4,000,000 |
| Loan amount | $16,000,000 |
| Closing costs (5.0%) | $1,000,000 |
| Total cash to close | $5,000,000 |
| Income | |
| Rent (comp-derived) | $6,250$75,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,750$69,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $31,667$380,000 |
| Insurance (placeholder 0.8% of price) | $13,333$160,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $313$3,750 |
| Total operating expenses | $45,313$543,750 |
| 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) | $313$3,750 |
| 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 | 3 | 3 | 2,228 | $8,000 | 2026-06-22 | — | |
| single_family | 3 | 2 | 1,387 | $4,950 | 2026-08-03 | — | |
| single_family | 3 | 3 | 1,710 | $6,500 | 2026-08-18 | — | |
| single_family | 3 | 1 | 1,210 | $3,450 | 2026-04-20 | — | |
| single_family | 3 | 3 | 2,255 | $6,800 | 2026-08-03 | — | |
| single_family | 3 | 4 | 2,255 | $7,500 | 2026-06-02 | — | |
| single_family | 3 | 3 | 2,262 | $6,500 | — | — | |
| single_family | 3 | 3 | 2,370 | $6,250 | — | — | |
| single_family | 3 | 2 | 1,565 | $3,190 | — | — | |
| single_family | 3 | 2 | 1,320 | $3,500 | — | — | |
| single_family | 3 | 3 | 1,710 | $4,500 | — | — | |
| single_family | 3 | 3 | 2,340 | $7,200 | — | — | |
| single_family | 3 | 3 | — | $4,600 | — | — | |
| single_family | 3 | 4 | 1,892 | $7,999 | — | — | |
| single_family | 3 | 2 | 1,447 | $5,000 | — | — | |
| single_family | 3 | 2 | 1,447 | $5,500 | — | — | |
| single_family | 3 | 3 | 1,541 | $8,400 | — | — | |
| single_family | 3 | 2 | 1,492 | $6,500 | — | — | |
| single_family | 3 | 3 | 1,590 | $4,159 | 2026-05-21 | — |
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 |
|---|---|---|---|---|---|---|
| 220 187th St | single_family | 3 | 3 | 1,813 | $2,050,000 | 2026-07-15 |
| 3421 NE 170th St | single_family | 3 | 2 | 2,179 | $2,200,000 | 2026-07-10 |
| 272 191st Ter | single_family | 3 | 2 | 1,748 | $1,430,000 | 2026-06-08 |
| 300 187th St | single_family | 3 | 2 | 1,653 | $1,605,000 | 2026-03-31 |
| 2200 NE 174th St | single_family | 3 | 2 | 2,065 | $500,000 | 2025-12-29 |
| 350 190th St | single_family | 3 | 3 | 2,556 | $1,600,000 | 2025-11-26 |
| 210 187th St | single_family | 3 | 2 | 1,826 | $1,300,000 | 2025-11-24 |
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 |
|---|---|---|---|---|---|---|
| condos | 3 | 3 | 1,860 | $700,000 | — | |
| 17375 Collins Ave Unit 808 | condos | 3 | 3 | 1,860 | $825,000 | — |
| 17125 N Bay Rd Apt 3105 | condos | 3 | 2 | 1,264 | $475,000 | — |
| 3301 NE 183rd St Unit 1607 | condos | 3 | 4 | 3,069 | $1,690,000 | — |
| 18061 Biscayne Blvd Apt 502 | condos | 3 | 2 | 1,251 | $250,000 | — |
| 3700 Island Blvd Unit C402 | condos | 3 | 2 | 1,640 | $799,000 | — |
| 200 Sunny Isles Blvd Unit 2-1202 | condos | 3 | 2 | 1,615 | $799,900 | — |
| 3601 NE 170th St Apt 605 | condos | 3 | 2 | 1,300 | $320,000 | — |
10-year hold projection
IRR-12.8%
Equity multiple-1.21x
Total return (10yr)-$8,421,130
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $20,600,000 | -$474,750 | -$1,712,344 | $15,826,524 | $4,773,476 |
| 2 | $21,218,000 | -$486,274 | -$1,723,961 | $15,641,136 | $5,576,864 |
| 3 | $21,854,540 | -$498,075 | -$1,735,859 | $15,443,017 | $6,411,523 |
| 4 | $22,510,176 | -$510,161 | -$1,748,043 | $15,231,293 | $7,278,883 |
| 5 | $23,185,481 | -$522,538 | -$1,760,521 | $15,005,029 | $8,180,452 |
| 6 | $23,881,046 | -$535,213 | -$1,773,300 | $14,763,228 | $9,117,818 |
| 7 | $24,597,477 | -$548,194 | -$1,786,386 | $14,504,822 | $10,092,655 |
| 8 | $25,335,402 | -$561,487 | -$1,799,788 | $14,228,671 | $11,106,731 |
| 9 | $26,095,464 | -$575,099 | -$1,813,512 | $13,933,557 | $12,161,907 |
| 10 | $26,878,328 | -$589,040 | -$1,827,567 | $13,618,176 | $13,260,151 |
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.