10235 Pan American Dr
Cutler Bay, FL 33189 · single_family · Pending — under contract · 28 days on market
Asking price$499,000
3 beds 2 baths 1,296 sqft
Suggested offer$481,477$17,523 above the est. market value of $481,477.
View on Realtor.com →Listed by Luis Andrew Ruiz · EXP Realty, LLC
Typesingle_family
Built1972
Price / sqft$385
Est. value (own analysis)$481,477
Rent estimate (own analysis)$2,900/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-05
Removed date—
MLSMiamiMLS #A12066215
Coordinates25.57127, -80.35677
Address10235 Pan American Dr
CityCutler Bay
StateFL
Zip33189
Listing ID5283456473
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33189)
Typical home value (ZHVI)$554,285
Typical rent (ZORI)$2,715/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 | $499,000 |
| Down payment (20.0%) | $99,800 |
| Loan amount | $399,200 |
| Closing costs (5.0%) | $24,950 |
| Total cash to close | $124,750 |
| Income | |
| Rent (comp-derived) | $2,900$34,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,668$32,016 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $790$9,481 |
| Insurance (est. scaled by flood & wind risk) | $649$7,784 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $145$1,740 |
| Total operating expenses | $1,584$19,005 |
| 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) | $145$1,740 |
| 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 | 2 | 1,560 | $2,220 | 2026-06-21 | — | |
| single_family | 3 | 2 | 1,699 | $3,500 | 2026-08-18 | — | |
| single_family | 3 | 2 | 1,185 | $2,510 | 2026-07-17 | — | |
| single_family | 3 | 2 | 1,373 | $2,900 | 2026-05-16 | — | |
| single_family | 3 | 2 | 1,394 | $3,500 | — | — |
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 |
|---|---|---|---|---|---|---|
| 20525 Jacaranda Rd | single_family | 3 | 2 | 1,448 | $520,000 | 2026-08-18 |
| 9460 Haitian Dr | single_family | 3 | 2 | 1,095 | $595,000 | 2026-08-17 |
| 9265 Martinique Dr | single_family | 3 | 2 | 1,412 | $630,000 | 2026-08-12 |
| 9240 Marine Dr | single_family | 3 | 1 | 1,000 | $560,000 | 2026-08-07 |
| 10020 Bahia Dr | single_family | 3 | 2 | 1,712 | $595,000 | 2026-08-06 |
| 21110 Bluewater Rd | single_family | 3 | 2 | 1,800 | $500,000 | 2026-08-04 |
| 9471 Jamaica Dr | single_family | 3 | 2 | 1,095 | $600,000 | 2026-08-03 |
| 9851 Jamaica Dr | single_family | 3 | 2 | 1,742 | $660,000 | 2026-07-31 |
| 7970 SW 198th St | single_family | 3 | 2 | 2,032 | $770,000 | 2026-07-29 |
| 21105 SW 89th Pl | single_family | 3 | 2 | 1,369 | $585,000 | 2026-07-29 |
| 20924 Grouper Dr | single_family | 3 | 2 | 1,449 | $365,000 | 2026-07-29 |
| 21161 SW 88th Ct | single_family | 3 | 2 | 1,659 | $645,000 | 2026-07-23 |
| 7840 SW 197th Ter | single_family | 3 | 2 | 1,979 | $815,000 | 2026-07-21 |
| 21071 SW 88th Ct | single_family | 3 | 3 | 2,128 | $650,000 | 2026-07-16 |
| 8987 SW 208th St | single_family | 3 | 3 | 2,126 | $625,000 | 2026-07-15 |
| 20750 SW 103rd Ct | single_family | 3 | 2 | 1,410 | $475,000 | 2026-07-13 |
| 11301 SW 201st St | single_family | 3 | 1 | 1,080 | $410,000 | 2026-07-13 |
| 20100 SW 112th Ct | single_family | 3 | 1 | 1,080 | $365,000 | 2026-07-09 |
| 21320 SW 92nd Ave | single_family | 3 | 2 | 1,707 | $775,000 | 2026-06-30 |
| 8448 SW 196th Ter | single_family | 3 | 2 | 1,644 | $546,400 | 2026-06-24 |
| 20401 SW 83rd Ave | single_family | 3 | 2 | 1,877 | $535,000 | 2026-06-22 |
| 7964 SW 199th Ter | single_family | 3 | 2 | 1,764 | $740,000 | 2026-06-16 |
| 10030 Bahia Dr | single_family | 3 | 2 | 1,800 | $583,000 | 2026-06-15 |
| 8121 SW 203rd St | single_family | 3 | 2 | 1,660 | $725,000 | 2026-06-09 |
| 20701 Eagle Nest Rd | single_family | 3 | 2 | 1,612 | $574,000 | 2026-06-03 |
| 20125 SW 106th Ave | single_family | 3 | 2 | 1,147 | $595,000 | 2026-06-02 |
| 9500 Caribbean Blvd | single_family | 3 | 3 | 2,664 | $687,000 | 2026-06-02 |
| 9401 Jamaica Dr | single_family | 3 | 2 | 1,501 | $570,000 | 2026-05-26 |
| 20918 SW 89th Path | single_family | 3 | 3 | 2,128 | $700,000 | 2026-05-26 |
| 9771 Martinique Dr | single_family | 3 | 2 | 1,499 | $550,000 | 2026-05-22 |
| 21143 SW 92nd Pl | single_family | 3 | 2 | 1,720 | $590,000 | 2026-05-19 |
| 8974 SW 212th Ln | single_family | 3 | 2 | 2,032 | $645,000 | 2026-05-15 |
| 8748 SW 214th Ter | single_family | 3 | 2 | 1,394 | $467,000 | 2026-05-13 |
| 20525 SW 114th Pl | single_family | 3 | 2 | 1,258 | $535,000 | 2026-05-13 |
| 8858 SW 214th St | single_family | 3 | 2 | 1,394 | $545,000 | 2026-05-11 |
| 9620 Jamaica Dr | single_family | 3 | 2 | 1,344 | $630,000 | 2026-04-27 |
| 8531 Franjo Rd | single_family | 3 | 2 | 2,718 | $580,000 | 2026-04-23 |
| 9911 Martinique Dr | single_family | 3 | 2 | 1,225 | $585,000 | 2026-04-17 |
| 9071 SW 208th Ter | single_family | 3 | 2 | 1,659 | $599,000 | 2026-04-17 |
| 19901 SW 81st Ct | single_family | 3 | 2 | 3,162 | $765,000 | 2026-04-16 |
| 10041 Haitian Dr | single_family | 3 | 2 | 1,445 | $568,000 | 2026-04-14 |
| 20210 SW 112th Pl | single_family | 3 | 1 | 1,080 | $510,000 | 2026-04-10 |
| 21102 SW 92nd Ct | single_family | 3 | 2 | 1,728 | $649,899 | 2026-04-06 |
| 8931 SW 208th Ter | single_family | 3 | 2 | 1,369 | $540,000 | 2026-04-03 |
| 9381 Martinique Dr | single_family | 3 | 2 | 1,778 | $490,000 | 2026-04-02 |
| 9750 Dominican Dr | single_family | 3 | 2 | 1,741 | $515,000 | 2026-04-02 |
| 20852 SW 88th Ct | single_family | 3 | 2 | 1,369 | $550,000 | 2026-03-31 |
| 9441 Caribbean Blvd | single_family | 3 | 2 | 1,984 | $675,000 | 2026-03-27 |
| 9008 SW 211th Ln | single_family | 3 | 3 | 2,128 | $699,000 | 2026-03-27 |
| 21310 Old Cutler Rd | single_family | 3 | 1 | 1,259 | $479,000 | 2026-03-26 |
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 |
|---|---|---|---|---|---|---|
| 9280 Nautilus Dr | single_family | 3 | 2 | 1,373 | $395,000 | — |
| 9354 Caribbean Blvd | single_family | 3 | 2 | 1,476 | $559,000 | — |
| 8549 SW 214th Ln | townhomes | 3 | 3 | 1,504 | $415,000 | — |
| 10330 Puerto Rico Dr | single_family | 3 | 2 | 1,852 | $519,000 | — |
| 8407 SW 208th Ter | townhomes | 3 | 3 | 1,731 | $430,000 | — |
| 21040 SW 85th Pass | single_family | 3 | 2 | 1,193 | $599,900 | — |
| 21421 SW 110th Ave | single_family | 3 | 2 | 1,066 | $480,000 | — |
| 20001 Ranch Rd | single_family | 3 | 2 | 1,778 | $710,000 | — |
10-year hold projection
IRR-0.4%
Equity multiple0.94x
Total return (10yr)$57,806
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $513,970 | $13,011 | -$19,514 | $394,872 | $119,098 |
| 2 | $529,389 | $13,496 | -$19,072 | $390,246 | $139,143 |
| 3 | $545,271 | $13,998 | -$18,614 | $385,303 | $159,968 |
| 4 | $561,629 | $14,518 | -$18,140 | $380,021 | $181,608 |
| 5 | $578,478 | $15,056 | -$17,649 | $374,375 | $204,103 |
| 6 | $595,832 | $15,612 | -$17,141 | $368,342 | $227,490 |
| 7 | $613,707 | $16,188 | -$16,614 | $361,895 | $251,812 |
| 8 | $632,118 | $16,784 | -$16,069 | $355,005 | $277,113 |
| 9 | $651,082 | $17,401 | -$15,504 | $347,642 | $303,440 |
| 10 | $670,614 | $18,038 | -$14,919 | $339,773 | $330,841 |
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.