100 S Pointe Dr Unit 1201/1202
Miami Beach, FL 33139 · condos · For Sale · 30 days on market
Asking price$12,000,000
4 beds 5 baths 2,792 sqft
Suggested offer$9,393,935$2,606,065 above the est. market value of $9,393,935.
View on Realtor.com →Listed by Dina Goldentayer · Douglas Elliman - 120 Ocean Drive
Typecondos
Built2002
Price / sqft$4298
Est. value (own analysis)$9,393,935
Rent estimate (own analysis)$49,500/mo
HOA$8,078/mo
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Statusfor_sale
Listed date2026-08-03
Removed date—
MLSMiamiMLS #A12063035
Coordinates25.76621, -80.13178
Address100 S Pointe Dr Unit 1201/1202
CityMiami Beach
StateFL
Zip33139
Listing ID5436244942
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $12,000,000 |
| Down payment (20.0%) | $2,400,000 |
| Loan amount | $9,600,000 |
| Closing costs (5.0%) | $600,000 |
| Total cash to close | $3,000,000 |
| Income | |
| Rent (comp-derived) | $49,500$594,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $45,540$546,480 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $19,000$228,000 |
| Insurance (placeholder 0.8% of price) | $8,000$96,000 |
| HOA dues | $8,078$96,936 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,475$29,700 |
| Total operating expenses | $37,553$450,636 |
| 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) | $2,475$29,700 |
| 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 | 4 | 5 | 2,954 | $35,000 | 2026-08-07 | — | |
| condos | 4 | 5 | 3,535 | $60,000 | 2026-01-22 | — | |
| condos | 4 | 4 | 2,411 | $49,500 | 2026-07-08 | — | |
| condos | 4 | 5 | 3,337 | $58,000 | 2026-08-08 | — | |
| condos | 4 | 4 | 2,246 | $20,000 | 2026-03-29 | — |
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 |
|---|---|---|---|---|---|---|
| 11 Island Ave Apt 1201 | condos | 4 | 4 | 2,760 | $3,845,000 | 2026-06-29 |
| 50 S Pointe Dr Unit TWN7 | condos | 4 | 5 | 2,779 | $9,000,000 | 2026-06-25 |
| 125 Ocean Dr Unit U0503 | condos | 4 | 5 | 3,463 | $12,400,000 | 2026-06-22 |
| 800 S Pointe Dr Apt 801 | condos | 4 | 5 | 4,154 | $14,500,000 | 2026-06-05 |
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 |
|---|---|---|---|---|---|---|
| 1281 S Venetian Way | single_family | 4 | 4 | 2,912 | $3,975,000 | — |
| 1092 N Venetian Dr | single_family | 4 | 5 | 3,650 | $6,575,000 | — |
| 56 S Hibiscus Dr | single_family | 4 | 5 | 3,092 | $14,900,000 | — |
| 300 S Pointe Dr Ph 5 | condos | 4 | 7 | 5,680 | $24,999,000 | — |
| 455 E Dilido Dr | single_family | 4 | 5 | 3,138 | $13,800,000 | — |
| 1405 Lenox Ave | single_family | 4 | 2 | 2,112 | $2,200,000 | — |
| 1508 Meridian Ave | multi_family | 4 | 4 | 1,776 | $1,200,000 | — |
| 125 Ocean Dr Unit U0303 | condos | 4 | 5 | 4,365 | $19,642,000 | — |
10-year hold projection
IRR-5.1%
Equity multiple0.16x
Total return (10yr)-$963,578
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $12,360,000 | $95,844 | -$674,162 | $9,495,915 | $2,864,085 |
| 2 | $12,730,800 | $100,973 | -$669,776 | $9,384,682 | $3,346,118 |
| 3 | $13,112,724 | $106,311 | -$665,199 | $9,265,810 | $3,846,914 |
| 4 | $13,506,106 | $111,868 | -$660,422 | $9,138,775 | $4,367,330 |
| 5 | $13,911,289 | $117,650 | -$655,439 | $9,003,017 | $4,908,272 |
| 6 | $14,328,628 | $123,667 | -$650,242 | $8,857,936 | $5,470,691 |
| 7 | $14,758,486 | $129,926 | -$644,823 | $8,702,893 | $6,055,594 |
| 8 | $15,201,241 | $136,437 | -$639,173 | $8,537,202 | $6,664,039 |
| 9 | $15,657,278 | $143,208 | -$633,285 | $8,360,133 | $7,297,145 |
| 10 | $16,126,997 | $150,250 | -$627,148 | $8,170,905 | $7,956,092 |
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.