2432 Fisher Island Dr Unit 5302
Miami Beach, FL 33109 · condos · For Sale · 57 days on market
Asking price$3,900,000
3 beds 4 baths 2,234 sqft
Listed by Elena Bluntzer · One Sotheby's International Realty
Typecondos
Built1986
Price / sqft$1746
Est. value (own analysis)$4,124,308
Rent estimate (own analysis)$30,000/mo
HOA$5,375/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-07
Removed date—
MLSMiamiMLS #A12049684
Coordinates25.75893, -80.14313
Address2432 Fisher Island Dr Unit 5302
CityMiami Beach
StateFL
Zip33109
Listing ID5427872884
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33109)
No market data analyzed yet for ZIP 33109.
Analyze ZIP 33109 (≥3 of 50 per our log, shared with every property in this ZIP)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $3,900,000 |
| Down payment (20.0%) | $780,000 |
| Loan amount | $3,120,000 |
| Closing costs (5.0%) | $195,000 |
| Total cash to close | $975,000 |
| Income | |
| Rent (comp-derived) | $30,000$360,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $27,600$331,200 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $6,175$74,100 |
| Insurance (est. scaled by flood & wind risk) | $5,720$68,640 |
| HOA dues | $5,375$64,500 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,500$18,000 |
| Total operating expenses | $18,770$225,240 |
| 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) | $1,500$18,000 |
| 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
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 | 3 | 2 | 1,838 | $30,000 | 2021-10-19 | — | |
| condos | 3 | 4 | 2,234 | $40,000 | 2024-03-14 | — | |
| condos | 3 | 2 | 1,838 | $30,000 | 2022-05-03 | — | |
| condos | 3 | 2 | 1,875 | $29,000 | 2024-02-17 | — | |
| condos | 3 | 4 | 2,049 | $18,900 | 2025-04-07 | — | |
| condos | 3 | 4 | 2,744 | $20,000 | 2026-07-09 | — | |
| condos | 3 | 3 | 2,049 | $40,000 | 2026-08-10 | — | |
| condos | 3 | 3 | 2,034 | $40,000 | 2025-06-02 | — | |
| condos | 3 | 3 | 2,049 | $28,000 | 2021-04-24 | — | |
| condos | 3 | 3 | 2,049 | $32,000 | 2026-06-09 | — | |
| condos | 3 | 4 | 2,744 | $28,000 | 2026-04-10 | — | |
| apartment | 3 | 4 | 2,744 | $30,000 | 2026-04-06 | — | |
| condos | 3 | 3 | 1,875 | $40,000 | 2026-06-17 | — | |
| condos | 3 | 3 | 2,049 | $27,000 | 2025-11-08 | — | |
| condos | 3 | 3 | 2,034 | $29,000 | 2024-06-30 | — |
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 |
|---|---|---|---|---|---|---|
| 19236 Fisher Island Dr Unit 19236 | condos | 3 | 3 | 2,049 | $3,000,000 | 2026-05-19 |
| 7937 Fisher Island Dr Unit 7937 | condos | 3 | 4 | 2,530 | $8,550,000 | 2026-03-31 |
| 2437 Fisher Island Dr Unit 5307 | condos | 3 | 4 | 3,192 | $4,700,000 | 2026-03-25 |
| 4922 Fisher Island Dr Unit 4922 | condos | 3 | 4 | 2,000 | $5,800,000 | 2025-12-31 |
| 5344 Fisher Island Dr Unit 5344 | condos | 3 | 3 | 1,950 | $3,600,000 | 2025-12-22 |
| 19152 Fisher Island Dr Unit 19152 | condos | 3 | 3 | 1,838 | $5,000,000 | 2025-12-10 |
| 2021 Fisher Island Dr Unit 2021 | condos | 3 | 4 | 2,744 | $4,300,000 | 2025-11-05 |
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 |
|---|---|---|---|---|---|---|
| 2443 Fisher Island Dr Unit 5403 | condos | 3 | 4 | 3,227 | $5,250,000 | — |
| 2134 Fisher Island Dr Unit 2134 | condos | 3 | 4 | 2,744 | $4,500,000 | — |
| 2133 Fisher Island Dr Unit 2133 | condos | 3 | 4 | 1,847 | $3,789,000 | — |
| 2521 Fisher Island Dr Unit 6201 | condos | 3 | 4 | 2,744 | $7,750,000 | — |
| 5266 Fisher Island Dr Unit 5266 | condos | 3 | 4 | 2,740 | $5,400,000 | — |
| 2236 Fisher Island Dr Unit 3306 | condos | 3 | 4 | 2,744 | $5,200,000 | — |
| 19216 Fisher Island Dr Unit 19216 | condos | 3 | 3 | 2,049 | $4,400,000 | — |
| 6 Fisher Island Dr Unit 305 | condos | 3 | 5 | 3,872 | $17,100,000 | — |
10-year hold projection
IRR-0.2%
Equity multiple0.96x
Total return (10yr)$471,461
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,017,000 | $105,960 | -$152,640 | $3,086,172 | $930,828 |
| 2 | $4,137,510 | $110,265 | -$148,785 | $3,050,022 | $1,087,488 |
| 3 | $4,261,635 | $114,727 | -$144,783 | $3,011,388 | $1,250,247 |
| 4 | $4,389,484 | $119,352 | -$140,631 | $2,970,102 | $1,419,382 |
| 5 | $4,521,169 | $124,146 | -$136,322 | $2,925,981 | $1,595,188 |
| 6 | $4,656,804 | $129,113 | -$131,852 | $2,878,830 | $1,777,974 |
| 7 | $4,796,508 | $134,261 | -$127,213 | $2,828,440 | $1,968,068 |
| 8 | $4,940,403 | $139,595 | -$122,401 | $2,774,591 | $2,165,812 |
| 9 | $5,088,615 | $145,121 | -$117,410 | $2,717,044 | $2,371,572 |
| 10 | $5,241,274 | $150,847 | -$112,232 | $2,655,544 | $2,585,730 |
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.