7811 Carlyle Ave
Miami Beach, FL 33141 · single_family · For Sale · 61 days on market
Asking price$2,590,000
6 beds 6 baths 3,405 sqft
Listed by Shane Frankovic · ONE Sotheby's International Realty
Typesingle_family
Built1977
Price / sqft$761
Est. value (own analysis)$7,027,988
Rent estimate (own analysis)$75,000/mo
HOANone
1 / 53
⚠ Cap rate of 27.5% is above the 20% sanity ceiling — verify the underlying price, rent, and expense data before trusting this. Cash-on-cash return of 78.5% is above the 50% sanity ceiling for a standard buy-and-hold — verify inputs before trusting this.
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Statusfor_sale
Listed date2026-07-03
Removed date—
MLSMiamiMLS #A12047719
Coordinates25.86334, -80.12445
Address7811 Carlyle Ave
CityMiami Beach
StateFL
Zip33141
Listing ID5401516905
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $2,590,000 |
| Down payment (20.0%) | $518,000 |
| Loan amount | $2,072,000 |
| Closing costs (5.0%) | $129,500 |
| Total cash to close | $647,500 |
| Income | |
| Rent (comp-derived) | $75,000$900,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $69,000$828,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,101$49,210 |
| Insurance (placeholder 0.8% of price) | $1,727$20,720 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $3,750$45,000 |
| Total operating expenses | $9,578$114,930 |
| 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) | $3,750$45,000 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 6 | 7 | 5,863 | $95,000 | 2026-08-27 | — | |
| single_family | 6 | 8 | 5,200 | $250,000 | 2025-12-26 | — | |
| single_family | 6 | 7 | 5,700 | $160,000 | 2026-05-27 | — | |
| single_family | 6 | 7 | 6,211 | $70,000 | 2026-06-16 | — | |
| single_family | 6 | 6 | 5,146 | $80,000 | 2026-02-23 | — | |
| single_family | 6 | 8 | 3,600 | $39,500 | 2026-08-17 | — | |
| single_family | 6 | 8 | 6,296 | $69,000 | 2026-08-22 | — | |
| single_family | 6 | 7 | 3,762 | $40,000 | 2026-04-19 | — | |
| single_family | 6 | 10 | 10,777 | $475,000 | 2025-11-10 | — | |
| single_family | 6 | 7 | 5,181 | $50,000 | 2026-04-13 | — |
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 |
|---|---|---|---|---|---|---|
| 6535 Allison Rd | single_family | 6 | 6 | 5,809 | $12,950,000 | 2026-07-21 |
| 17 LA Gorce Cir | single_family | 6 | 6 | 5,135 | $9,750,000 | 2026-06-25 |
| 1785 Cleveland Rd | single_family | 6 | 7 | 6,000 | $14,200,000 | 2026-02-17 |
| 7711 Collins Ave | single_family | 6 | 4 | 2,634 | $838,500 | 2026-01-02 |
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 |
|---|---|---|---|---|---|---|
| 1170 71st St | multi_family | 6 | 5 | 3,759 | $1,299,000 | — |
| 7845 Atlantic Way | single_family | 6 | 9 | 6,350 | $40,000,000 | — |
| 570 S Shore Dr | single_family | 6 | 8 | 5,043 | $9,335,000 | — |
| 470 S Shore Dr | single_family | 6 | 7 | 4,922 | $8,800,000 | — |
| 2120 Biarritz Dr | multi_family | 6 | 5 | 3,492 | $1,700,000 | — |
| 1460 S Treasure Dr | single_family | 6 | 7 | 6,816 | $10,999,999 | — |
| 955 79th Ter | multi_family | 6 | 4 | 2,728 | $1,500,000 | — |
| 7610 Dickens Ave | multi_family | 6 | 4 | 3,655 | $1,600,000 | — |
10-year hold projection
IRR82.7%
Equity multiple11.75x
Total return (10yr)$7,301,697
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,667,700 | $713,070 | $508,287 | $2,049,535 | $618,165 |
| 2 | $2,747,731 | $735,037 | $529,129 | $2,025,527 | $722,204 |
| 3 | $2,830,163 | $757,677 | $550,616 | $1,999,871 | $830,292 |
| 4 | $2,915,068 | $781,011 | $572,768 | $1,972,452 | $942,615 |
| 5 | $3,002,520 | $805,060 | $595,606 | $1,943,151 | $1,059,369 |
| 6 | $3,092,595 | $829,846 | $619,150 | $1,911,838 | $1,180,757 |
| 7 | $3,185,373 | $855,392 | $643,423 | $1,878,374 | $1,306,999 |
| 8 | $3,280,935 | $881,720 | $668,446 | $1,842,613 | $1,438,322 |
| 9 | $3,379,363 | $908,855 | $694,244 | $1,804,396 | $1,574,967 |
| 10 | $3,480,743 | $936,820 | $720,839 | $1,763,554 | $1,717,190 |
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.