7431 Fisher Island Dr Unit 7431
Miami Beach, FL 33109 · condos · For Sale · 107 days on market
Asking price$11,950,000
4 beds 5 baths 4,086 sqft
Suggested offer$7,977,942$3,972,058 above the est. market value of $7,977,942.
View on Realtor.com →Listed by oneide gioia · Luxury Living Realty
Typecondos
Built2002
Price / sqft$2925
Est. value (own analysis)$7,977,942
Rent estimate (own analysis)$46,500/mo
HOA$5,375/mo
1 / 58
Show every detail
Statusfor_sale
Listed date2026-05-18
Removed date—
MLSMiamiMLS #A12021184
Coordinates25.76170, -80.13569
Address7431 Fisher Island Dr Unit 7431
CityMiami Beach
StateFL
Zip33109
Listing ID5341999374
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33109)
Median sale price$4,500,000
Median days on market (sale)125
Active sale listings21
Median rent$9,093/mo
Active rental listings1
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33109 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $11,950,000 |
| Down payment (20.0%) | $2,390,000 |
| Loan amount | $9,560,000 |
| Closing costs (5.0%) | $597,500 |
| Total cash to close | $2,987,500 |
| Income | |
| Rent (comp-derived) | $46,500$558,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $42,780$513,360 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $18,921$227,050 |
| Insurance (placeholder 0.8% of price) | $7,967$95,600 |
| HOA dues | $5,375$64,500 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,325$27,900 |
| Total operating expenses | $34,588$415,050 |
| 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) | $2,325$27,900 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 4 | 5 | 2,858 | $45,000 | 2026-03-14 | — | |
| condos | 4 | 5 | 4,010 | $48,000 | 2026-02-26 | — | |
| condos | 4 | 5 | 2,744 | $45,000 | 2025-09-17 | — | |
| condos | 4 | 5 | 3,690 | $50,000 | 2026-06-25 | — |
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 |
|---|---|---|---|---|---|---|
| 5233 Fisher Island Dr Unit 5233 | condos | 4 | 5 | 3,790 | $7,400,000 | 2026-05-28 |
| 7433 Fisher Island Dr Unit 7433 | condos | 4 | 5 | 3,849 | $10,237,500 | 2026-04-27 |
| 5322 Fisher Island Dr Unit 5322 | condos | 4 | 5 | 6,300 | $11,350,000 | 2026-04-20 |
| 6800 Fisher Island Dr Unit 6823 | condos | 4 | 5 | 4,904 | $15,000,000 | 2026-02-16 |
| 2213 Fisher Island Dr Unit 3103 | condos | 4 | 4 | 3,192 | $5,350,000 | 2026-01-05 |
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 |
|---|---|---|---|---|---|---|
| 7921 Fisher Island Dr Unit 7921 | condos | 4 | 4 | 3,580 | $10,800,000 | — |
| 5134 Fisher Island Dr Unit 5134 | condos | 4 | 5 | 4,109 | $10,980,000 | — |
| condos | 4 | 5 | 4,109 | $11,900,000 | — | |
| 7124 Fisher Island Dr Unit 7124 | condos | 4 | 5 | 3,690 | $10,900,000 | — |
10-year hold projection
IRR-5.0%
Equity multiple0.17x
Total return (10yr)-$916,717
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $12,308,500 | $98,310 | -$666,812 | $9,456,348 | $2,852,152 |
| 2 | $12,677,755 | $103,335 | -$662,485 | $9,345,579 | $3,332,176 |
| 3 | $13,058,088 | $108,562 | -$657,972 | $9,227,203 | $3,830,885 |
| 4 | $13,449,830 | $113,999 | -$653,268 | $9,100,698 | $4,349,133 |
| 5 | $13,853,325 | $119,654 | -$648,364 | $8,965,505 | $4,887,820 |
| 6 | $14,268,925 | $125,534 | -$643,254 | $8,821,029 | $5,447,896 |
| 7 | $14,696,993 | $131,648 | -$637,929 | $8,666,632 | $6,030,361 |
| 8 | $15,137,902 | $138,004 | -$632,382 | $8,501,632 | $6,636,271 |
| 9 | $15,592,040 | $144,611 | -$626,604 | $8,325,301 | $7,266,739 |
| 10 | $16,059,801 | $151,478 | -$620,587 | $8,136,861 | $7,922,940 |
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.