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285 NE 103rd St

Miami Shores, FL 33138 · single_family · For Sale · 14 days on market
Asking price$2,499,000
3 beds 3 baths 3,224 sqft
Suggested offer$2,207,215$291,785 above the est. market value of $2,207,215.
View on Realtor.com →
Listed by Wesley Pearce · Graber Realty Group Llc
Typesingle_family
Built1939
Price / sqft$775
Est. value (own analysis)$2,207,215
Rent estimate (own analysis)$9,000/mo
HOANone
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-08-19
Removed date—
MLSMiamiMLS #A12073897
Coordinates25.87004, -80.19200
Address285 NE 103rd St
CityMiami Shores
StateFL
Zip33138
Listing ID5317485354
Sourceus-real-estate-listings, cached 2026-08-30

ZIP market snapshot (33138)

Typical home value (ZHVI)$806,988
Typical rent (ZORI)$2,367/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$2,499,000
Down payment (20.0%)$499,800
Loan amount$1,999,200
Closing costs (5.0%)$124,950
Total cash to close$624,750
Income
Rent (comp-derived)$9,000$108,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$108,000
Vacancy rate (assumption) assumption8.0%

$108,000 × 8.0% = $8,640

Effective gross income$8,280$99,360
Operating expenses
Property tax (placeholder 1.9% of price)$3,957$47,481
Insurance (placeholder 0.8% of price)$1,666$19,992
HOA dues$0$0
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$450$5,400
Total operating expenses$6,073$72,873
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$99,360
Total operating expenses derived$72,873

$99,360 − $72,873 = $26,487

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$1,999,200
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$1,999,200 amortized at 6.7% over 30 years = $12,847/mo

CapEx reserve (5.0% of GSR)$450$5,400
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived$26,487
Annual debt service derived$154,169
Annual CapEx reserve assumption$5,400
Annual PMI assumption$0

($26,487 − $154,169 − $5,400 − $0) ÷ 12 = -$11,090

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived$26,487
Purchase price data$2,499,000

$26,487 ÷ $2,499,000 = 1.1%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$133,082
Total cash to close derived$624,750

-$133,082 ÷ $624,750 = -21.3%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived$26,487
Annual debt service derived$154,169

$26,487 ÷ $154,169 = 0.17

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$108,000
Purchase price data$2,499,000

($108,000 ÷ 12) ÷ $2,499,000 = 0.4%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$2,499,000
Gross scheduled rent (annual) comp$108,000

$2,499,000 ÷ $108,000 = 23.1

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$72,873
Effective gross income derived$99,360

$72,873 ÷ $99,360 = 73.3%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$72,873
Annual debt service derived$154,169
Annual PMI assumption$0
Gross scheduled rent (annual) comp$108,000

($72,873 + $154,169 + $0) ÷ $108,000 = 210.2%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
single_family322,257$9,0002026-08-11—
single_family322,468$7,2002026-03-03—
single_family322,451$7,5002026-07-07—
single_family332,400$12,5002026-08-28—
single_family322,789$7,9952026-07-31—
single_family332,340$9,0002026-04-29—
single_family332,261$9,9002026-06-25—
single_family342,206$10,0002025-12-21—
single_family332,353$11,500——
single_family332,664$12,5002026-08-29—
single_family332,397$7,0002026-09-01—

921 Belle Meade Island Dr

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage2,257
Listed2026-08-11
Days on market—

Asking rent: $9,000

View on Zillow →

1240 NE 83rd St Unit 1240

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage2,468
Listed2026-03-03
Days on market—

Asking rent: $7,200

View on Zillow →

1400 NE 104th St

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage2,451
Listed2026-07-07
Days on market—

Asking rent: $7,500

View on Zillow →

10658 NE 11th Ave

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,400
Listed2026-08-28
Days on market—

Asking rent: $12,500

View on Zillow →

349 NE 96th St

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage2,789
Listed2026-07-31
Days on market—

Asking rent: $7,995

View on Zillow →

9325 NE 5th Ave

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,340
Listed2026-04-29
Days on market—

Asking rent: $9,000

View on Zillow →

1247 NE 101st St

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,261
Listed2026-06-25
Days on market—

Asking rent: $9,900

View on Zillow →

800 NE 97th St Unit 0

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms3 bd / 4 ba
Square footage2,206
Listed2025-12-21
Days on market—

Asking rent: $10,000

View on Zillow →

1255 NE 93rd St

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,353
Listed—
Days on market—

Asking rent: $11,500

View on Zillow →

8611 Arboretum Ln

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,664
Listed2026-08-29
Days on market—

Asking rent: $12,500

View on Zillow →

890 NE 90th St

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,397
Listed2026-09-01
Days on market—

Asking rent: $7,000

View on Zillow →

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.

AddressTypeBedsBathsLiving sqftSale priceSale date
1001 NE 86th Stsingle_family332,216$1,640,0002026-09-01
101 NE 63rd Stsingle_family311,128$395,0002026-08-31
870 NE 97th Stsingle_family331,479$1,015,0002026-08-31
1450 NE 102nd Stsingle_family332,534$1,750,0002026-08-31
790 NE 96th Stsingle_family341,419$1,250,0002026-08-31
10570 NE 3rd Avesingle_family332,400$1,520,0002026-08-28
601 NE 105th Stsingle_family322,730$950,0002026-08-26
830 NE 83rd Stsingle_family321,494$930,0002026-08-25
475 NE 91st Stsingle_family321,920$1,230,0002026-08-21
9805 NE 4th Avenue Rdsingle_family321,217$1,025,0002026-08-21
1140 NE 87th Stsingle_family332,123$2,400,0002026-08-14
1031 NE 72nd Stsingle_family322,149$2,250,0002026-08-13
1106 NE 86th Stsingle_family322,072$1,200,0002026-08-11
360 NE 91st Stsingle_family332,042$1,900,0002026-08-10
454 NE 76th Stsingle_family32970$821,0002026-08-10
619 NE 87th Stsingle_family321,489$667,0002026-08-07
1130 NE 104th Stsingle_family322,046$1,350,0002026-08-05
453 NE 89th Stsingle_family321,690$1,350,0002026-08-04
8250 NE 3rd Ctsingle_family331,647$1,035,0002026-08-03
434 NE 77th Stsingle_family321,346$965,0002026-08-03
124 NE 96th Stsingle_family324,086$2,625,0002026-07-28
273 NE 98th Stsingle_family342,515$2,550,0002026-07-24
880 NE 72nd Tersingle_family331,716$1,475,0002026-07-23
9105 NE 5th Avesingle_family321,894$2,300,0002026-07-14
597 NE 93rd Stsingle_family322,798$2,500,0002026-07-10
115 NE 88th Stsingle_family322,257$1,245,0002026-07-10
9880 NE 9th Avesingle_family331,574$1,075,0002026-07-09
8910 NE 9th Ctsingle_family321,434$1,110,0002026-07-08
860 NE 73rd Stsingle_family321,808$1,450,0002026-07-08
9999 NE 12th Avesingle_family322,905$1,651,0002026-07-07
485 NE 96th Stsingle_family332,866$1,640,0002026-07-07
10643 NE 11th Avesingle_family321,739$1,025,0002026-07-06
745 NE 88th Stsingle_family321,721$800,0002026-06-26
866 NE 99th Stsingle_family331,907$1,150,0002026-06-26
7630 NE 8th Avesingle_family332,164$1,860,0002026-06-25
1210 NE 83rd Stsingle_family321,639$2,600,0002026-06-24
735 NE 76th Stsingle_family322,256$2,550,0002026-06-23
311 NE 86th Stsingle_family331,832$1,295,0002026-06-23
54 NE 103rd Stsingle_family321,616$930,0002026-06-22
9417 NE 9th Avesingle_family321,884$1,312,5002026-06-18
1001 NE 84th Stsingle_family321,775$1,380,0002026-06-15
10533 NE 3rd Ctsingle_family321,745$1,180,0002026-06-12
1130 NE 86th Stsingle_family321,749$850,0002026-06-12
8347 E Dixie Hwysingle_family321,542$730,0002026-06-11
7425 Belle Meade Blvdsingle_family322,219$6,100,0002026-06-11
510 NE 71st Stsingle_family321,577$525,0002026-06-09
240 NE 97th Stsingle_family321,824$900,0002026-06-08
1458 NE 104th Stsingle_family321,850$1,000,0002026-06-05
360 NE 87th Stsingle_family321,354$930,0002026-06-01
9118 NE 5th Avesingle_family332,427$1,200,0002026-05-27

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.

AddressTypeBedsBathsSqftAsking priceDays on market
1000 Quayside Ter Apt 901condos331,913$729,000—
725 NE 81st Stsingle_family321,732$1,400,000—
742 NE 82nd Tersingle_family331,432$1,300,000—
1000 Quayside Ter Apt 1901condos331,913$649,000—
8920 NE 9th Ctsingle_family332,016$1,555,000—
711 NE 72nd Tersingle_family321,514$1,549,000—
830 NE 83rd Stsingle_family321,494$975,000—
510 NE 72nd Stsingle_family321,725$895,000—

10-year hold projection

IRR-4.3%
Equity multiple0.28x
Total return (10yr)-$122,503
YearProperty valueNOICash flowLoan balanceEquity
1$2,573,970$26,487-$133,082$1,977,524$596,446
2$2,651,189$27,646-$132,058$1,954,360$696,829
3$2,730,725$28,849-$130,993$1,929,605$801,120
4$2,812,647$30,097-$129,887$1,903,150$909,497
5$2,897,026$31,392-$128,737$1,874,878$1,022,148
6$2,983,937$32,736-$127,542$1,844,665$1,139,272
7$3,073,455$34,131-$126,300$1,812,377$1,261,078
8$3,165,658$35,577-$125,011$1,777,872$1,387,786
9$3,260,628$37,078-$123,671$1,740,997$1,519,631
10$3,358,447$38,634-$122,279$1,701,591$1,656,856
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.