4641 SW 99th Ct
Miami, FL 33165 · single_family · Pending — under contract · 37 days on market
Asking price$559,000
2 beds 1 baths 812 sqft
Suggested offer$435,695$123,305 above the est. market value of $435,695.
View on Realtor.com →Listed by Robin Thompson · Lifestyle International Realty
Typesingle_family
Built1952
Price / sqft$688
Est. value (own analysis)$435,695
Rent estimate (own analysis)$2,950/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-27
Removed date—
MLSMiamiMLS #A12058318
Coordinates25.72437, -80.35552
Address4641 SW 99th Ct
CityMiami
StateFL
Zip33165
Listing ID5449025907
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33165)
Typical home value (ZHVI)$684,538
Typical rent (ZORI)$3,219/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 | $559,000 |
| Down payment (20.0%) | $111,800 |
| Loan amount | $447,200 |
| Closing costs (5.0%) | $27,950 |
| Total cash to close | $139,750 |
| Income | |
| Rent (comp-derived) | $2,950$35,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,714$32,568 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $885$10,621 |
| Insurance (est. scaled by flood & wind risk) | $596$7,155 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $148$1,770 |
| Total operating expenses | $1,629$19,546 |
| 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) | $148$1,770 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 2 | 1 | 1,611 | $3,300 | 2026-08-14 | — | |
| single_family | 2 | 2 | 2,109 | $3,000 | 2026-08-04 | — | |
| single_family | 2 | 1 | 1,732 | $2,650 | 2026-08-04 | — | |
| single_family | 2 | 1 | 750 | $1,975 | 2026-07-29 | — | |
| single_family | 2 | 1 | 818 | $2,950 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 4641 SW 99th Ct | single_family | 2 | 1 | 812 | $550,000 | 2026-08-31 |
| 4901 SW 97th Ave | single_family | 2 | 2 | 1,327 | $580,000 | 2026-08-04 |
| 10730 SW 47th St | single_family | 2 | 1 | 1,000 | $610,000 | 2026-07-07 |
| 10532 SW 21st Ln | single_family | 2 | 2 | 1,138 | $485,000 | 2026-05-12 |
| 5020 SW 93rd Ct | single_family | 2 | 1 | 2,100 | $500,000 | 2026-05-11 |
| 10741 SW 48th Ter | single_family | 2 | 1 | 848 | $600,000 | 2026-05-06 |
| 3820 SW 88th Ct | single_family | 2 | 1 | 800 | $445,000 | 2026-04-14 |
| 9200 SW 45th Ter | single_family | 2 | 1 | 1,300 | $800,000 | 2026-03-26 |
| 2102 SW 106th Ct | single_family | 2 | 2 | 1,138 | $490,000 | 2026-03-26 |
| 2525 SW 88th Ave | single_family | 2 | 1 | 825 | $500,000 | 2026-03-18 |
| 11065 SW 52nd Dr | single_family | 2 | 2 | 1,155 | $597,000 | 2026-03-18 |
| 2054 SW 102nd Ct | single_family | 2 | 2 | 964 | $455,000 | 2026-03-16 |
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 |
|---|---|---|---|---|---|---|
| 10110 SW 22nd Ter | townhomes | 2 | 1 | 964 | $509,999 | — |
| 8990 SW 24th St Apt 19 | condos | 2 | 2 | 1,015 | $325,000 | — |
| 1809 SW 107th Ave Apt 2707 | townhomes | 2 | 2 | 828 | $365,900 | — |
| 10541 SW 21st Ln | single_family | 2 | 2 | 1,138 | $534,990 | — |
| 5030 SW 113th Ct | single_family | 2 | 2 | 1,100 | $680,000 | — |
| 10300 Coral Way Unit C25 | condos | 2 | 2 | 830 | $300,000 | — |
| 10112 SW 23rd St | townhomes | 2 | 1 | 824 | $434,999 | — |
| 9265 SW 38th St | single_family | 2 | 1 | 1,298 | $659,900 | — |
10-year hold projection
IRR-1.1%
Equity multiple0.82x
Total return (10yr)$48,504
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $575,770 | $13,022 | -$23,234 | $442,351 | $133,419 |
| 2 | $593,043 | $13,510 | -$22,790 | $437,170 | $155,873 |
| 3 | $610,834 | $14,016 | -$22,330 | $431,632 | $179,202 |
| 4 | $629,159 | $14,539 | -$21,853 | $425,715 | $203,445 |
| 5 | $648,034 | $15,080 | -$21,359 | $419,390 | $228,644 |
| 6 | $667,475 | $15,641 | -$20,848 | $412,632 | $254,843 |
| 7 | $687,499 | $16,220 | -$20,318 | $405,410 | $282,090 |
| 8 | $708,124 | $16,820 | -$19,770 | $397,691 | $310,433 |
| 9 | $729,368 | $17,441 | -$19,202 | $389,443 | $339,926 |
| 10 | $751,249 | $18,083 | -$18,613 | $380,628 | $370,622 |
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.