670 NE 87th St
Miami, FL 33138 · multi_family · For Sale · 13 days on market
Asking price$850,000
4 beds 2 baths 1,584 sqft
Suggested offer$551,913$298,087 above the est. market value of $551,913.
View on Realtor.com →Listed by Sherlyne Monsanto · EA Realty & Investments
Typemulti_family
Built1947
Price / sqft$537
Est. value (own analysis)$551,913
Rent estimate (building total, own analysis)$4,895/mo
HOANone
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Statusfor_sale
Listed date2026-08-20
Removed date—
MLSBeachesMLS #B26066503
Coordinates25.85502, -80.18332
Address670 NE 87th St
CityMiami
StateFL
Zip33138
Listing ID5327379935
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 | $850,000 |
| Down payment (20.0%) | $170,000 |
| Loan amount | $680,000 |
| Closing costs (5.0%) | $42,500 |
| Total cash to close | $212,500 |
| Income | |
| Rent (estimate) | $4,895$58,735 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,503$54,036 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,346$16,150 |
| Insurance (placeholder 0.8% of price) | $567$6,800 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $245$2,937 |
| Total operating expenses | $2,157$25,887 |
| 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) | $245$2,937 |
| 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 |
|---|---|---|---|---|---|---|---|
| multi_family | 4 | 2 | 1,686 | $3,400 | 2026-08-24 | — |
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 |
|---|---|---|---|---|---|---|
| 747 NE 72nd St | multi_family | 4 | 2 | 1,535 | $1,100,000 | 2026-06-24 |
| 6820 NE 5th Ave | multi_family | 4 | 4 | 2,350 | $965,500 | 2026-06-15 |
| 813 NE 81st St | multi_family | 4 | 2 | 3,123 | $1,150,000 | 2026-04-10 |
| 440 NE 71st St | multi_family | 4 | 2 | 2,016 | $662,500 | 2026-03-02 |
| 7530 NE 3rd Ave | multi_family | 4 | 2 | 1,448 | $430,000 | 2025-12-17 |
| 524 NE 71st St | multi_family | 4 | 2 | 2,150 | $690,000 | 2025-11-18 |
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 |
|---|---|---|---|---|---|---|
| 1085 NE 84th St | single_family | 4 | 3 | 1,925 | $1,299,000 | — |
| 685 NE 81st St | single_family | 4 | 3 | 3,129 | $2,850,000 | — |
| 533-535 NE 67th St | multi_family | 4 | 4 | 1,000 | $1,059,000 | — |
| 776 NE 74th St | single_family | 4 | 4 | 1,834 | $1,950,000 | — |
| 420 NE 62nd St Unit B | condos | 4 | 5 | 2,786 | $1,850,000 | — |
| 420 NE 62nd St Unit A | townhomes | 4 | 5 | 2,786 | $1,850,000 | — |
| 910 NE 81st St | single_family | 4 | 3 | 1,808 | $1,480,000 | — |
| 424 NE 72nd St | single_family | 4 | 2 | 1,884 | $985,000 | — |
10-year hold projection
IRR1.6%
Equity multiple1.26x
Total return (10yr)$165,714
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $875,500 | $28,149 | -$27,226 | $672,627 | $202,873 |
| 2 | $901,765 | $29,123 | -$26,325 | $664,748 | $237,017 |
| 3 | $928,818 | $30,129 | -$25,394 | $656,328 | $272,490 |
| 4 | $956,682 | $31,169 | -$24,432 | $647,330 | $309,352 |
| 5 | $985,383 | $32,244 | -$23,436 | $637,714 | $347,669 |
| 6 | $1,014,944 | $33,354 | -$22,407 | $627,437 | $387,507 |
| 7 | $1,045,393 | $34,501 | -$21,343 | $616,455 | $428,937 |
| 8 | $1,076,755 | $35,686 | -$20,243 | $604,719 | $472,036 |
| 9 | $1,109,057 | $36,911 | -$19,106 | $592,177 | $516,881 |
| 10 | $1,142,329 | $38,176 | -$17,930 | $578,773 | $563,556 |
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.