2830 NW 156th St
Miami Gardens, FL 33054 · single_family · For Sale · 54 days on market
Asking price$760,000
5 beds 3 baths 2,051 sqft
Suggested offer$655,005$104,995 above the est. market value of $655,005.
View on Realtor.com →Listed by Anarays Hidalgo · Montserrat Luxe Realty LLC
Typesingle_family
Built1954
Price / sqft$371
Est. value (own analysis)$655,005
Rent estimate (own analysis)$3,990/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-10
Removed date—
MLSMiamiMLS #A12051849
Coordinates25.91640, -80.24693
Address2830 NW 156th St
CityMiami Gardens
StateFL
Zip33054
Listing ID5279600411
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33054)
Typical home value (ZHVI)$429,838
Typical rent (ZORI)$2,279/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 | $760,000 |
| Down payment (20.0%) | $152,000 |
| Loan amount | $608,000 |
| Closing costs (5.0%) | $38,000 |
| Total cash to close | $190,000 |
| Income | |
| Rent (comp-derived) | $3,990$47,880 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,671$44,050 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,203$14,440 |
| Insurance (est. scaled by flood & wind risk) | $887$10,640 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $200$2,394 |
| Total operating expenses | $2,290$27,474 |
| 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) | $200$2,394 |
| 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 | 5 | 2 | 1,720 | $2,995 | 2026-07-12 | — | |
| single_family | 5 | 3 | 1,468 | $3,680 | 2026-05-29 | — | |
| single_family | 5 | 3 | 2,118 | $4,500 | 2026-08-27 | — | |
| single_family | 5 | 2 | 1,491 | $4,300 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 2330 Rutland St | single_family | 5 | 2 | 1,622 | $518,000 | 2026-07-24 |
| 730 Curtiss Dr | single_family | 5 | 2 | 2,942 | $685,000 | 2026-02-23 |
| 15920 NW 17th Ct | single_family | 5 | 2 | 1,432 | $580,000 | 2026-02-19 |
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 |
|---|---|---|---|---|---|---|
| 16100 NW 28th Ct | single_family | 5 | 3 | 2,002 | $689,000 | — |
| multi_family | 5 | 4 | 2,189 | $615,000 | — | |
| 15803 NW 47th Ave | multi_family | 5 | 3 | 1,743 | $749,900 | — |
| 15801 NW 47th Ave | multi_family | 5 | 3 | 1,789 | $749,900 | — |
| 2390 Service Rd | single_family | 5 | 3 | 1,864 | $599,000 | — |
| 15770 NW 18th Pl | single_family | 5 | 3 | 2,541 | $649,900 | — |
10-year hold projection
IRR-1.5%
Equity multiple0.76x
Total return (10yr)$53,382
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $782,800 | $16,576 | -$32,704 | $601,408 | $181,392 |
| 2 | $806,284 | $17,210 | -$32,130 | $594,363 | $211,921 |
| 3 | $830,473 | $17,867 | -$31,534 | $586,835 | $243,638 |
| 4 | $855,387 | $18,548 | -$30,916 | $578,789 | $276,597 |
| 5 | $881,048 | $19,252 | -$30,277 | $570,191 | $310,857 |
| 6 | $907,480 | $19,981 | -$29,613 | $561,003 | $346,477 |
| 7 | $934,704 | $20,736 | -$28,926 | $551,183 | $383,521 |
| 8 | $962,745 | $21,518 | -$28,214 | $540,690 | $422,056 |
| 9 | $991,628 | $22,326 | -$27,477 | $529,475 | $462,152 |
| 10 | $1,021,376 | $23,163 | -$26,712 | $517,491 | $503,885 |
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.