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433 NE 91st St

Miami Shores, FL 33138 · single_family · For Sale · 441 days on market
Asking price$1,325,000
4 beds 2 baths 1,691 sqft
Suggested offer$1,301,969$23,031 above the est. market value of $1,301,969.
View on Realtor.com →
Listed by Shane Graber · Graber Realty Group Llc
Typesingle_family
Built1947
Price / sqft$784
Est. value (own analysis)$1,301,969
Rent estimate (own analysis)$7,000/mo
HOANone
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Neighborhood

Show every detail
Statusfor_sale
Listed date2025-06-18
Removed date—
MLSMiamiMLS #A11824207
Coordinates25.85910, -80.18834
Address433 NE 91st St
CityMiami Shores
StateFL
Zip33138
Listing ID5358999614
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$1,325,000
Down payment (20.0%)$265,000
Loan amount$1,060,000
Closing costs (5.0%)$66,250
Total cash to close$331,250
Income
Rent (comp-derived)$7,000$84,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$84,000
Vacancy rate (assumption) assumption8.0%

$84,000 × 8.0% = $6,720

Effective gross income$6,440$77,280
Operating expenses
Property tax (placeholder 1.9% of price)$2,098$25,175
Insurance (placeholder 0.8% of price)$883$10,600
HOA dues$0$0
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$350$4,200
Total operating expenses$3,331$39,975
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$77,280
Total operating expenses derived$39,975

$77,280 − $39,975 = $37,305

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$1,060,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$1,060,000 amortized at 6.7% over 30 years = $6,812/mo

CapEx reserve (5.0% of GSR)$350$4,200
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$37,305
Annual debt service derived$81,742
Annual CapEx reserve assumption$4,200
Annual PMI assumption$0

($37,305 − $81,742 − $4,200 − $0) ÷ 12 = -$4,053

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived$37,305
Purchase price data$1,325,000

$37,305 ÷ $1,325,000 = 2.8%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$48,637
Total cash to close derived$331,250

-$48,637 ÷ $331,250 = -14.7%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived$37,305
Annual debt service derived$81,742

$37,305 ÷ $81,742 = 0.46

Rent-to-price (1% rule)

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

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$84,000
Purchase price data$1,325,000

($84,000 ÷ 12) ÷ $1,325,000 = 0.5%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$1,325,000
Gross scheduled rent (annual) comp$84,000

$1,325,000 ÷ $84,000 = 15.8

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$39,975
Effective gross income derived$77,280

$39,975 ÷ $77,280 = 51.7%

Break-even occupancy

Break-Even Occupancy

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

Total operating expenses derived$39,975
Annual debt service derived$81,742
Annual PMI assumption$0
Gross scheduled rent (annual) comp$84,000

($39,975 + $81,742 + $0) ÷ $84,000 = 144.9%

Comparables

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

AddressTypeBedsBathsSqftAsking rentListedDays on market
single_family442,145$6,4992026-06-27—
single_family441,834$8,9502026-03-20—
single_family421,814$7,0002026-05-03—
single_family432,193$9,3002026-07-28—
single_family421,358$4,0002026-09-01—

1047 NE 84th St

Miami, 33138 · rent comp

Bedrooms / bathrooms4 bd / 4 ba
Square footage2,145
Listed2026-06-27
Days on market—

Asking rent: $6,499

View on Zillow →

776 NE 74th St Unit 0

Miami, 33138 · rent comp

Bedrooms / bathrooms4 bd / 4 ba
Square footage1,834
Listed2026-03-20
Days on market—

Asking rent: $8,950

View on Zillow →

8740 NE 2nd Ave Unit 8740

El Portal, 33138 · rent comp

Bedrooms / bathrooms4 bd / 2 ba
Square footage1,814
Listed2026-05-03
Days on market—

Asking rent: $7,000

View on Zillow →

1223 NE 102nd St

Miami Shores, 33138 · rent comp

Bedrooms / bathrooms4 bd / 3 ba
Square footage2,193
Listed2026-07-28
Days on market—

Asking rent: $9,300

View on Zillow →

738 NE 83rd Ter

Miami, 33138 · rent comp

Bedrooms / bathrooms4 bd / 2 ba
Square footage1,358
Listed2026-09-01
Days on market—

Asking rent: $4,000

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
9301 N Bayshore Drsingle_family454,225$8,000,0002026-08-18
1090 NE 92nd Stsingle_family423,227$2,435,0002026-07-22
6322 NE 5th Avesingle_family422,161$840,0002026-07-17
1110 NE 100th Stsingle_family432,191$1,680,0002026-07-15
9655 Biscayne Blvdsingle_family423,450$1,150,0002026-06-22
1131 NE 97th Stsingle_family43—$1,648,0002026-06-17
8625 NE 10th Avesingle_family463,696$3,700,0002026-06-08
1291 NE 102nd Stsingle_family442,202$2,500,0002026-06-08
9700 Biscayne Blvdsingle_family422,609$1,687,5002026-06-05
89 NE 106th Stsingle_family452,546$2,475,0002026-05-22
9015 NE 10th Avesingle_family442,975$2,300,0002026-05-21
575 NE 97th Stsingle_family432,589$1,850,0002026-05-19
1017 NE 95th Stsingle_family431,883$1,625,0002026-04-30
490 NE 91st Stsingle_family443,145$2,225,0002026-04-23
1029 NE 104th Stsingle_family432,775$1,880,0002026-04-16
8825 NE 10th Avesingle_family442,060$2,050,0002026-04-06
46 NE 100th Stsingle_family422,139$1,098,8882026-04-01
710 NE 72nd Tersingle_family442,304$2,150,0002026-03-25
1075 NE 99th Stsingle_family432,464$2,750,0002026-03-20
920 NE 99th Stsingle_family432,237$1,350,0002026-03-13
540 NE 103rd Stsingle_family433,036$2,350,0002026-03-05
7701 NE 8th Avesingle_family422,305$2,750,0002026-02-25
751 NE 80th Stsingle_family431,519$1,000,0002026-02-20
925 NE 92nd Stsingle_family442,400$1,650,0002026-02-13
871 NE 81st Stsingle_family433,486$1,410,0002026-02-03
861 NE 82nd Stsingle_family432,356$1,395,0002026-01-26
1250 NE 87th Stsingle_family433,312$3,887,5002026-01-16
20 NE 104th Stsingle_family432,319$1,800,0002026-01-15
1120 NE 86th Stsingle_family441,994$1,800,0002026-01-14
1000 NE Little River Drsingle_family442,964$4,400,0002026-01-02
8301 NE 10th Avesingle_family442,691$2,250,0002025-12-16
991 NE 82nd Stsingle_family432,361$1,040,0002025-12-11
820 NE 80th Stsingle_family432,638$1,102,5002025-11-14

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
1085 NE 84th Stsingle_family431,925$1,299,000—
670 NE 87th Stmulti_family421,584$850,000—
685 NE 81st Stsingle_family433,129$2,850,000—
533-535 NE 67th Stmulti_family441,000$1,059,000—
776 NE 74th Stsingle_family441,834$1,950,000—
420 NE 62nd St Unit Bcondos452,786$1,850,000—
420 NE 62nd St Unit Atownhomes452,786$1,850,000—
910 NE 81st Stsingle_family431,808$1,480,000—

10-year hold projection

IRR0.3%
Equity multiple1.04x
Total return (10yr)$187,083
YearProperty valueNOICash flowLoan balanceEquity
1$1,364,750$37,305-$48,637$1,048,507$316,243
2$1,405,693$38,624-$47,423$1,036,225$369,467
3$1,447,863$39,988-$46,167$1,023,100$424,764
4$1,491,299$41,397-$44,868$1,009,073$482,226
5$1,536,038$42,854-$43,524$994,083$541,955
6$1,582,119$44,361-$42,133$978,063$604,056
7$1,629,583$45,918-$40,695$960,944$668,639
8$1,678,470$47,527-$39,208$942,649$735,822
9$1,728,824$49,190-$37,669$923,097$805,727
10$1,780,689$50,910-$36,078$902,203$878,486
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.