20930 SW 83rd Ave
Cutler Bay, FL 33189 · townhomes · For Sale · 71 days on market
Asking price$377,900
2 beds 3 baths 1,381 sqft
Listed by Moises Saca · Best American Realty Corp
Typetownhomes
Built1987
Price / sqft$274
Est. value (Zillow ZIP avg)$554,285
Rent estimate (own analysis)$2,425/mo
HOA$69/mo
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Statusfor_sale
Listed date2026-06-24
Removed date—
MLSMiamiMLS #A12042170
Coordinates25.57299, -80.32470
Address20930 SW 83rd Ave
CityCutler Bay
StateFL
Zip33189
Listing ID5383888188
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33189)
Typical home value (ZHVI)$554,285
Typical rent (ZORI)$2,715/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 | $377,900 |
| Down payment (20.0%) | $75,580 |
| Loan amount | $302,320 |
| Closing costs (5.0%) | $18,895 |
| Total cash to close | $94,475 |
| Income | |
| Rent (comp-derived) | $2,425$29,100 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,231$26,772 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $598$7,180 |
| Insurance (placeholder 0.8% of price) | $252$3,023 |
| HOA dues | $69$828 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $121$1,455 |
| Total operating expenses | $1,041$12,486 |
| 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) | $121$1,455 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 2 | 3 | 1,370 | $2,500 | — | — | |
| townhomes | 2 | 2 | 1,068 | $2,200 | 2026-06-11 | — | |
| townhomes | 2 | 2 | 927 | $2,350 | 2026-08-04 | — | |
| townhomes | 2 | 2 | 1,082 | $2,600 | 2026-07-16 | — |
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.
No recent recorded sales cached yet for this ZIP.
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 |
|---|---|---|---|---|---|---|
| 8670 SW 212th St Apt 105 | condos | 2 | 2 | 1,113 | $265,000 | — |
| 8500 SW 212th St Apt 309 | condos | 2 | 2 | 1,113 | $240,000 | — |
| 8240 SW 210th St Apt 319 | condos | 2 | 2 | 980 | $240,000 | — |
| 8260 SW 210th St Apt 210 | condos | 2 | 2 | 980 | $230,000 | — |
| 21121 SW 85th Ave Apt 311 | condos | 2 | 2 | 1,192 | $265,000 | — |
| 21130 SW 87th Ave Apt 304 | condos | 2 | 2 | 991 | $315,000 | — |
| 8670 SW 212th St Apt 108 | condos | 2 | 2 | 1,113 | $265,000 | — |
| 8670 SW 212th St Apt 307 | condos | 2 | 2 | 1,113 | $255,000 | — |
10-year hold projection
IRR2.8%
Equity multiple1.46x
Total return (10yr)$92,557
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $389,237 | $14,286 | -$10,483 | $299,042 | $90,195 |
| 2 | $400,914 | $14,777 | -$10,028 | $295,539 | $105,375 |
| 3 | $412,942 | $15,284 | -$9,558 | $291,796 | $121,146 |
| 4 | $425,330 | $15,808 | -$9,072 | $287,795 | $137,535 |
| 5 | $438,090 | $16,350 | -$8,570 | $283,520 | $154,570 |
| 6 | $451,232 | $16,909 | -$8,051 | $278,951 | $172,281 |
| 7 | $464,769 | $17,487 | -$7,514 | $274,069 | $190,701 |
| 8 | $478,712 | $18,084 | -$6,959 | $268,851 | $209,862 |
| 9 | $493,074 | $18,701 | -$6,386 | $263,275 | $229,799 |
| 10 | $507,866 | $19,338 | -$5,793 | $257,315 | $250,551 |
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.