13501 NE 23rd Ct
North Miami, FL 33181 · townhomes · Pending — under contract · 127 days on market
Asking price$330,000
3 beds 2 baths 1,640 sqft
Listed by Raul Gonzalez · Nufront International Realty
Typetownhomes
Built1971
Price / sqft$201
Est. value (own analysis)$470,000
Rent estimate (own analysis)$3,400/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
1 / 25
Show every detail
Statusfor_sale
Listed date2026-04-29
Removed date—
MLSMiamiMLS #A12007978
Coordinates25.90034, -80.15409
Address13501 NE 23rd Ct
CityNorth Miami
StateFL
Zip33181
Listing ID5293237177
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33181)
Typical home value (ZHVI)$321,152
Typical rent (ZORI)$2,429/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 | $330,000 |
| Down payment (20.0%) | $66,000 |
| Loan amount | $264,000 |
| Closing costs (5.0%) | $16,500 |
| Total cash to close | $82,500 |
| Income | |
| Rent (comp-derived) | $3,400$40,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,128$37,536 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $523$6,270 |
| Insurance (est. scaled by flood & wind risk) | $429$5,148 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $170$2,040 |
| Total operating expenses | $1,122$13,458 |
| 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) | $170$2,040 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 3 | 3 | 1,500 | $5,000 | 2026-05-28 | — | |
| townhomes | 3 | 2 | 1,380 | $2,950 | 2026-03-23 | — | |
| townhomes | 3 | 3 | 1,570 | $3,400 | 2026-07-31 | — |
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 |
|---|---|---|---|---|---|---|
| 13503 NE 23 PL | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $475,000 | 2026-04-22 |
| 13507 NE 23 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $284,000 | 2026-02-26 |
| 13509 NE 21 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $410,000 | 2026-02-04 |
| 13501 NE 23 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $355,200 | 2025-12-26 |
| 13502 NE 24 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $365,400 | 2025-11-20 |
| 13515 NE 22 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $485,000 | 2025-06-12 |
| 2453 NE 135 ST | TOTAL VALUE : TOWNHOUSE | 3 | 3 | 2,425 | $800,000 | 2025-05-27 |
| 13512 NE 20 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $475,000 | 2025-03-13 |
| 13507 NE 24 PL | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $580,000 | 2025-03-10 |
| 13502 NE 22 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $450,000 | 2024-12-27 |
| 13504 NE 22 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $599,000 | 2024-08-20 |
| 13508 NE 24 PL | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $470,000 | 2023-10-11 |
| 13512 NE 24 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $465,000 | 2023-08-25 |
| 1770 NE 142 ST | TOTAL VALUE : TOWNHOUSE | 3 | 3 | 2,003 | $345,000 | 2023-05-31 |
| 13510 NE 21 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $515,000 | 2023-05-10 |
| 13503 NE 21 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $480,000 | 2022-10-14 |
| 13504 NE 24 CT | TOTAL VALUE : TOWNHOUSE | 3 | 2 | 1,640 | $410,000 | 2022-09-19 |
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 |
|---|---|---|---|---|---|---|
| 2411 Laguna Cir Unit 306 | condos | 3 | 3 | 1,569 | $1,798,000 | — |
| 1800 NE 114th St Apt 508 | condos | 3 | 3 | 1,950 | $290,000 | — |
| 2411 Laguna Cir Unit 701 | condos | 3 | 4 | 2,131 | $2,572,100 | — |
| 11111 Biscayne 2-4c or 427 Blvd Unit Tower | condos | 3 | 3 | 1,674 | $405,000 | — |
| 11113 Biscayne Blvd Unit 558 | condos | 3 | 3 | 2,749 | $899,000 | — |
| 1800 NE 114th St Apt 909 | condos | 3 | 3 | 2,320 | $450,000 | — |
| 1800 NE 114th St Apt 401 | condos | 3 | 3 | 1,950 | $320,000 | — |
| 2025 Arch Creek Dr | single_family | 3 | 2 | 2,121 | $2,550,000 | — |
10-year hold projection
IRR12.8%
Equity multiple2.97x
Total return (10yr)$205,887
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $339,900 | $24,078 | $1,680 | $261,138 | $78,762 |
| 2 | $350,097 | $24,868 | $2,418 | $258,079 | $92,018 |
| 3 | $360,600 | $25,683 | $3,181 | $254,810 | $105,790 |
| 4 | $371,418 | $26,524 | $3,968 | $251,316 | $120,102 |
| 5 | $382,560 | $27,392 | $4,782 | $247,583 | $134,978 |
| 6 | $394,037 | $28,288 | $5,621 | $243,593 | $150,444 |
| 7 | $405,858 | $29,213 | $6,489 | $239,329 | $166,529 |
| 8 | $418,034 | $30,167 | $7,384 | $234,772 | $183,262 |
| 9 | $430,575 | $31,152 | $8,308 | $229,903 | $200,672 |
| 10 | $443,492 | $32,169 | $9,263 | $224,699 | $218,793 |
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.