21553 SW 87th Ct Unit 102
Cutler Bay, FL 33189 · condos · Pending — under contract · 145 days on market
Asking price$199,000
1 beds 1 baths 770 sqft
Suggested offer$171,572$27,428 above the est. market value of $171,572.
View on Realtor.com →Listed by Francisco Laviosa · 1Houzz, LLC.
Typecondos
Built1992
Price / sqft$258
Est. value (own analysis)$171,572
Rent estimate (own analysis)$1,780/mo
HOA$633/mo
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Statusfor_sale
Listed date2026-04-10
Removed date—
MLSMiamiMLS #A11998960
Coordinates25.56450, -80.33210
Address21553 SW 87th Ct Unit 102
CityCutler Bay
StateFL
Zip33189
Listing ID5423688215
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 | $199,000 |
| Down payment (20.0%) | $39,800 |
| Loan amount | $159,200 |
| Closing costs (5.0%) | $9,950 |
| Total cash to close | $49,750 |
| Income | |
| Rent (comp-derived) | $1,780$21,360 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,638$19,651 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $315$3,781 |
| Insurance (placeholder 0.8% of price) | $133$1,592 |
| HOA dues | $633$7,596 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $89$1,068 |
| Total operating expenses | $1,170$14,037 |
| 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) | $89$1,068 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 1 | 1 | 607 | $1,200 | 2026-03-16 | — | |
| apartment | 1 | 1 | 813 | $1,950 | 2026-07-30 | — | |
| condos | 1 | 1 | 760 | $1,650 | 2026-05-12 | — | |
| apartment | 1 | 1 | 813 | $1,800 | 2026-05-12 | — | |
| condos | 1 | 1 | 813 | $1,825 | 2026-08-18 | — | |
| condos | 1 | 1 | 760 | $1,600 | 2026-08-22 | — | |
| condos | 1 | 1 | 760 | $1,780 | 2026-07-17 | — | |
| condos | 1 | 1 | 813 | $1,790 | 2026-07-08 | — | |
| condos | 1 | 1 | 746 | $1,750 | 2026-08-20 | — | |
| condos | 1 | 1 | 760 | $1,800 | 2026-07-12 | — | |
| condos | 1 | 1 | 600 | $1,600 | 2026-03-13 | — | |
| condos | 1 | 1 | 600 | $1,650 | 2026-07-03 | — | |
| apartment | 1 | 1 | 813 | $1,800 | 2026-08-17 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 8240 SW 210th St Apt 214 | condos | 1 | 1 | 760 | $190,000 | 2026-08-21 |
| 8640 SW 212th St Apt 303 | condos | 2 | 2 | 1,113 | $235,000 | 2026-08-11 |
| 21121 SW 85th Ave Apt 216 | condos | 2 | 2 | 1,192 | $260,000 | 2026-08-03 |
| 21130 SW 87th Ave Apt 203 | condos | 2 | 2 | 991 | $240,000 | 2026-07-08 |
| 8590 SW 212th St Apt 303 | condos | 2 | 2 | 1,113 | $248,000 | 2026-06-22 |
| 8540 SW 212th St Apt 303 | condos | 2 | 2 | 1,113 | $220,000 | 2026-05-20 |
| 8560 SW 212th St Apt 305 | condos | 2 | 2 | 1,113 | $222,000 | 2026-05-15 |
| 20810 SW 87th Ave Apt 308 | condos | 3 | 2 | 1,218 | $299,000 | 2026-04-15 |
| 8660 SW 212th St Apt 101 | condos | 2 | 2 | 1,123 | $260,000 | 2026-02-13 |
| 21133 SW 85th Ave Apt 108 | condos | 2 | 2 | 1,160 | $265,000 | 2025-10-06 |
| 8620 SW 212th St Apt 301 | condos | 2 | 2 | 1,113 | $240,000 | 2025-09-30 |
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 |
|---|---|---|---|---|---|---|
| 8520 SW 212th St Apt 305 | condos | 1 | 1 | 813 | $230,000 | — |
| 8600 SW 212th St Apt 208 | condos | 1 | 1 | 813 | $225,000 | — |
| 8240 SW 210th St Apt 207 | condos | 1 | 1 | 760 | $194,999 | — |
| 21133 SW 85th Ave Apt 112 | condos | 1 | 2 | 870 | $205,000 | — |
| 21121 SW 85th Ave Apt 117 | condos | 1 | 2 | 806 | $235,000 | — |
| 8660 SW 212th St Apt 306 | condos | 1 | 1 | 813 | $210,000 | — |
| 8200 SW 210th St Apt 103 | condos | 1 | 1 | 760 | $215,000 | — |
| 8600 SW 212th St Apt 105 | condos | 1 | 1 | 813 | $215,000 | — |
10-year hold projection
IRR-0.1%
Equity multiple0.99x
Total return (10yr)$25,423
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $204,970 | $5,614 | -$7,731 | $157,474 | $47,496 |
| 2 | $211,119 | $5,853 | -$7,519 | $155,629 | $55,490 |
| 3 | $217,453 | $6,100 | -$7,298 | $153,658 | $63,795 |
| 4 | $223,976 | $6,357 | -$7,070 | $151,551 | $72,425 |
| 5 | $230,696 | $6,623 | -$6,832 | $149,300 | $81,395 |
| 6 | $237,616 | $6,900 | -$6,586 | $146,894 | $90,722 |
| 7 | $244,745 | $7,186 | -$6,329 | $144,323 | $100,422 |
| 8 | $252,087 | $7,483 | -$6,063 | $141,576 | $110,512 |
| 9 | $259,650 | $7,791 | -$5,787 | $138,639 | $121,011 |
| 10 | $267,439 | $8,110 | -$5,500 | $135,501 | $131,938 |
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.