329 Poinciana Dr Unit 909
Sunny Isles Beach, FL 33160 · condos · For Sale · 42 days on market
Asking price$1,190,000
4 beds 3 baths 2,425 sqft
Listed by Anabel Niles · Beachfront Realty Inc
Typecondos
Built1980
Price / sqft$491
Est. value (own analysis)$3,419,939
Rent estimate (own analysis)$24,750/mo
HOA$1,500/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
1 / 27
Show every detail
Statusfor_sale
Listed date2026-07-23
Removed date—
MLSMiamiMLS #A12057351
Coordinates25.92537, -80.12309
Address329 Poinciana Dr Unit 909
CitySunny Isles Beach
StateFL
Zip33160
Listing ID5378761783
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $1,190,000 |
| Down payment (20.0%) | $238,000 |
| Loan amount | $952,000 |
| Closing costs (5.0%) | $59,500 |
| Total cash to close | $297,500 |
| Income | |
| Rent (comp-derived) | $24,750$297,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $22,770$273,240 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,884$22,610 |
| Insurance (est. scaled by flood & wind risk) | $1,190$14,280 |
| HOA dues | $1,500$18,000 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,238$14,850 |
| Total operating expenses | $5,812$69,740 |
| 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) | $1,238$14,850 |
| 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 | 6 | 3,252 | $45,000 | 2026-08-27 | — | |
| condos | 4 | 6 | 2,871 | $22,500 | 2026-08-21 | — | |
| condos | 4 | 4 | 2,870 | $12,000 | 2026-07-10 | — | |
| condos | 4 | 5 | 2,914 | $9,100 | 2026-08-12 | — | |
| condos | 4 | 5 | 2,485 | $19,000 | 2026-08-24 | — | |
| condos | 4 | 3 | 1,729 | $6,800 | 2026-08-19 | — | |
| condos | 4 | 6 | 3,171 | $27,100 | 2026-05-11 | — | |
| condos | 4 | 5 | 2,914 | $12,000 | 2026-08-24 | — | |
| condos | 4 | 5 | 2,394 | $15,000 | 2026-08-24 | — | |
| condos | 4 | 6 | 3,204 | $34,000 | 2026-04-20 | — | |
| condos | 4 | 6 | 2,682 | $30,000 | 2026-05-24 | — | |
| apartment | 4 | 3 | 1,746 | $8,500 | 2026-06-20 | — | |
| condos | 4 | 5 | 3,171 | $28,500 | 2026-08-25 | — | |
| condos | 4 | 5 | 2,980 | $36,500 | 2026-08-11 | — | |
| condos | 4 | 5 | 2,394 | $18,500 | 2025-11-28 | — | |
| condos | 4 | 5 | 2,987 | $45,000 | 2026-08-01 | — | |
| condos | 4 | 5 | 3,073 | $11,500 | 2026-08-21 | — | |
| condos | 4 | 6 | 3,252 | $39,000 | 2026-08-07 | — | |
| condos | 4 | 4 | 2,736 | $27,000 | 2026-08-12 | — | |
| apartment | 4 | 3 | 2,991 | $26,000 | 2025-03-07 | — | |
| condos | 4 | 5 | 2,394 | $23,500 | 2025-01-13 | — | |
| condos | 4 | 4 | 2,390 | $10,000 | 2026-01-23 | — | |
| condos | 4 | 5 | 3,084 | $20,000 | 2026-01-24 | — | |
| condos | 4 | 6 | 2,682 | $28,000 | 2026-02-19 | — | |
| condos | 4 | 5 | 2,682 | $33,000 | 2024-05-08 | — | |
| condos | 4 | 5 | 2,394 | $16,500 | 2026-01-23 | — | |
| apartment | 4 | 5 | 3,150 | $26,000 | — | — | |
| condos | 4 | 6 | 2,682 | $30,000 | 2026-09-01 | — | |
| condos | 4 | 6 | 2,871 | $22,500 | — | — | |
| condos | 4 | 5 | 2,987 | $42,000 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 17749 Collins Ave Apt 3501 | condos | 4 | 7 | 4,609 | $6,500,000 | 2026-08-31 |
| 17901 Collins Ave Unit 3003 | condos | 4 | 5 | 2,987 | $6,700,000 | 2026-08-25 |
| 400 Sunny Isles Blvd Apt 2019 | condos | 4 | 5 | 3,088 | $1,865,000 | 2026-07-21 |
| 18555 Collins Ave Apt 3005 | condos | 4 | 5 | 3,415 | $3,797,359 | 2026-06-26 |
| 17975 Collins Ave Unit N2401 | condos | 4 | 6 | 4,780 | $10,250,000 | 2026-06-25 |
| 17875 Collins Ave Unit 1201 | condos | 4 | 4 | 2,736 | $3,900,000 | 2026-06-17 |
| 16047 Collins Ave Apt 404 | condos | 4 | 7 | 3,735 | $3,940,000 | 2026-06-03 |
| 17001 Collins Ave Apt 4608 | condos | 4 | 6 | 2,871 | $3,965,000 | 2026-06-01 |
| 18501 Collins Ave Apt 1001 | condos | 4 | 6 | 3,625 | $6,535,000 | 2026-05-29 |
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 |
|---|---|---|---|---|---|---|
| 333 Atlantic Ave | single_family | 4 | 4 | 2,426 | $11,999,000 | — |
| 3949 194th Ln | single_family | 4 | 4 | 2,353 | $2,259,000 | — |
| 3341 NE 170th St | single_family | 4 | 3 | 3,556 | $3,500,000 | — |
| 18555 Collins Ave Apt 3301 | condos | 4 | 5 | 4,154 | $6,500,000 | — |
| 17475 Collins Ave Ph 3201 | condos | 4 | 8 | 9,051 | $23,990,000 | — |
| 17875 Collins Ave Ph 4506 | condos | 4 | 7 | 6,419 | $13,495,000 | — |
| 2349 NE 173rd St | single_family | 4 | 3 | 1,432 | $839,000 | — |
| 330 Sunny Isles Blvd Unit 5-2403 | condos | 4 | 5 | 3,296 | $3,300,000 | — |
10-year hold projection
IRR44.5%
Equity multiple7.21x
Total return (10yr)$2,001,538
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,225,700 | $203,500 | $115,236 | $941,678 | $284,022 |
| 2 | $1,262,471 | $209,954 | $121,319 | $930,648 | $331,823 |
| 3 | $1,300,345 | $216,610 | $127,594 | $918,859 | $381,486 |
| 4 | $1,339,355 | $223,474 | $134,069 | $906,262 | $433,094 |
| 5 | $1,379,536 | $230,554 | $140,749 | $892,799 | $486,737 |
| 6 | $1,420,922 | $237,856 | $147,641 | $878,412 | $542,510 |
| 7 | $1,463,550 | $245,386 | $154,751 | $863,037 | $600,513 |
| 8 | $1,507,456 | $253,152 | $162,086 | $846,606 | $660,851 |
| 9 | $1,552,680 | $261,161 | $169,654 | $829,046 | $723,634 |
| 10 | $1,599,260 | $269,421 | $177,461 | $810,281 | $788,979 |
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.