1845 NW 16th St
Miami, FL 33125 · multi_family · For Sale · 13 days on market
Asking price$640,000
5 beds 3 baths 2,871 sqft
Listed by Miguel Fuentes · Fausto Commercial Realty Consultants Inc
Typemulti_family
Built1977
Price / sqft$223
Est. value (own analysis)$731,292
Rent estimate (building total, own analysis)$8,211/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-21
Removed date—
MLSMiamiMLS #A12075184
Coordinates25.78983, -80.22622
Address1845 NW 16th St
CityMiami
StateFL
Zip33125
Listing ID5415849283
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33125)
Typical home value (ZHVI)$466,681
Typical rent (ZORI)$2,360/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 | $640,000 |
| Down payment (20.0%) | $128,000 |
| Loan amount | $512,000 |
| Closing costs (5.0%) | $32,000 |
| Total cash to close | $160,000 |
| Income | |
| Rent (estimate) | $8,211$98,533 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,554$90,650 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,013$12,160 |
| Insurance (est. scaled by flood & wind risk) | $832$9,984 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $411$4,927 |
| Total operating expenses | $2,256$27,071 |
| 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) | $411$4,927 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 1330 NW 5th St | multi_family | 5 | 5 | 2,690 | $1,100,000 | 2026-08-07 |
| 226 NW 16th Ave | multi_family | 5 | 1 | 2,637 | $470,000 | 2026-06-03 |
| 2029 NW 5th St | multi_family | 5 | 1 | 2,532 | $605,000 | 2026-04-21 |
| 1209 NW 33rd Ave | multi_family | 5 | 3 | 2,650 | $675,000 | 2026-02-27 |
| 1120 NW 32nd Ct | multi_family | 5 | 3 | 2,346 | $850,000 | 2025-08-29 |
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 |
|---|---|---|---|---|---|---|
| 1130-1132 NW 34th Ave | multi_family | 5 | 4 | 1,824 | $739,900 | — |
| 935 NW 22nd Ct | multi_family | 5 | 3 | 1,758 | $769,000 | — |
| 2930 NW 12th St | multi_family | 5 | 3 | 2,189 | $839,000 | — |
| 2160 NW 18th Ter | multi_family | 5 | 4 | 2,552 | $1,180,000 | — |
| 1055 NW 32nd Ct | multi_family | 5 | 4 | 2,287 | $1,199,000 | — |
| 1052 NW 25th Ave | multi_family | 5 | 3 | 1,950 | $699,000 | — |
| single_family | 5 | 3 | 1,675 | $1,244,000 | — | |
| 3435 NW 4th St | multi_family | 5 | 3 | 1,970 | $975,000 | — |
10-year hold projection
IRR20.8%
Equity multiple4.12x
Total return (10yr)$582,219
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $659,200 | $63,579 | $19,170 | $506,449 | $152,751 |
| 2 | $678,976 | $65,622 | $21,089 | $500,516 | $178,460 |
| 3 | $699,345 | $67,730 | $23,071 | $494,177 | $205,169 |
| 4 | $720,326 | $69,904 | $25,115 | $487,401 | $232,924 |
| 5 | $741,935 | $72,147 | $27,225 | $480,161 | $261,774 |
| 6 | $764,193 | $74,460 | $29,403 | $472,423 | $291,770 |
| 7 | $787,119 | $76,847 | $31,651 | $464,154 | $322,965 |
| 8 | $810,733 | $79,310 | $33,970 | $455,317 | $355,415 |
| 9 | $835,055 | $81,850 | $36,364 | $445,874 | $389,181 |
| 10 | $860,106 | $84,470 | $38,835 | $435,782 | $424,325 |
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.