50 Menores Ave Apt 802
Coral Gables, FL 33134 · condos · For Sale · 15 days on market
Asking price$275,000
0 beds 1 baths 583 sqft
Listed by Carlos Oliveros · Miami One Real Estate, Llc
Typecondos
Built2002
Price / sqft$472
Est. value (own analysis)$285,022
Rent estimate (own analysis)$1,950/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
1 / 11
Show every detail
Statusfor_sale
Listed date2026-08-18
Removed date—
MLSMiamiMLS #A12073205
Coordinates25.75767, -80.25544
Address50 Menores Ave Apt 802
CityCoral Gables
StateFL
Zip33134
Listing ID5451613032
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33134)
Typical home value (ZHVI)$887,965
Typical rent (ZORI)$3,095/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 | $275,000 |
| Down payment (20.0%) | $55,000 |
| Loan amount | $220,000 |
| Closing costs (5.0%) | $13,750 |
| Total cash to close | $68,750 |
| Income | |
| Rent (comp-derived) | $1,950$23,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,794$21,528 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $435$5,225 |
| Insurance (est. scaled by flood & wind risk) | $293$3,520 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $98$1,170 |
| Total operating expenses | $826$9,915 |
| 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) | $98$1,170 |
| 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 | 0 | 1 | 500 | $1,200 | 2026-08-18 | — | |
| condos | 0 | 1 | 400 | $1,450 | 2026-06-26 | — | |
| apartment | 0 | 1 | 384 | $2,943 | 2024-04-12 | — | |
| apartment | 0 | 1 | 727 | $3,167 | 2024-04-12 | — | |
| condos | 0 | 1 | 583 | $1,950 | 2026-07-13 | — | |
| apartment | 0 | 1 | 500 | $1,750 | 2026-08-06 | — | |
| apartment | 0 | 1 | 450 | $1,800 | 2026-08-11 | — | |
| condos | 0 | 1 | 450 | $1,950 | 2026-08-27 | — | |
| condos | 0 | 1 | 450 | $1,950 | 2026-08-12 | — | |
| apartment | 0 | 1 | 600 | $2,200 | 2026-06-11 | — | |
| condos | 0 | 1 | 420 | $1,825 | 2026-06-17 | — | |
| apartment | 0 | 2 | 500 | $1,700 | 2026-07-10 | — | |
| condos | 0 | 1 | 420 | $1,990 | 2026-08-02 | — | |
| condos | 0 | 1 | 440 | $1,950 | 2026-06-30 | — | |
| apartment | 0 | 1 | 700 | $1,895 | 2026-05-04 | — | |
| apartment | 0 | 1 | 384 | $2,614 | 2026-06-03 | — | |
| apartment | 0 | 1 | 384 | $2,720 | 2026-07-21 | — | |
| apartment | 0 | 1 | 395 | $1,785 | 2026-04-17 | — | |
| apartment | 0 | 1 | 659 | $3,299 | — | — | |
| apartment | 0 | 1 | 727 | $3,706 | — | — | |
| condos | 0 | 1 | 408 | $1,700 | 2026-08-31 | — | |
| apartment | 0 | 1 | 475 | $1,825 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 700 Biltmore Way Apt 314 | condos | 0 | 1 | 450 | $215,000 | 2026-07-30 |
| 124 Mendoza Ave Apt 6 | condos | 0 | 1 | 351 | $200,000 | 2026-07-10 |
| 126 Mendoza Ave Apt 5 | condos | 0 | 1 | 351 | $165,000 | 2026-07-01 |
| 700 Biltmore Way Apt 216 | condos | 0 | 1 | 440 | $218,000 | 2026-06-30 |
| 700 Biltmore Way Apt 1008 | condos | 0 | 1 | 450 | $220,000 | 2026-05-19 |
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 |
|---|---|---|---|---|---|---|
| 119 Menores Ave Unit 7A | condos | 0 | 1 | 275 | $159,900 | — |
| 124 Mendoza Ave Apt 4 | condos | 0 | 1 | 355 | $189,900 | — |
| 700 Biltmore Way Apt 408 | condos | 0 | 1 | 450 | $229,900 | — |
| 119 Menores Ave Apt 2 | condos | 0 | 1 | 315 | $199,900 | — |
| 318 Majorca Ave Apt 304 | condos | 0 | 1 | 408 | $207,500 | — |
| 126 Mendoza Ave Apt 1 | condos | 0 | 1 | 351 | $182,000 | — |
| 119 Menores Ave Apt 11 | condos | 0 | 1 | 275 | $164,000 | — |
| 700 Biltmore Way Apt 308 | condos | 0 | 1 | 450 | $315,000 | — |
10-year hold projection
IRR4.0%
Equity multiple1.65x
Total return (10yr)$80,279
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $283,250 | $11,613 | -$6,522 | $217,615 | $65,635 |
| 2 | $291,748 | $12,011 | -$6,154 | $215,066 | $76,682 |
| 3 | $300,500 | $12,422 | -$5,772 | $212,341 | $88,158 |
| 4 | $309,515 | $12,847 | -$5,378 | $209,430 | $100,085 |
| 5 | $318,800 | $13,286 | -$4,971 | $206,319 | $112,481 |
| 6 | $328,364 | $13,739 | -$4,550 | $202,994 | $125,370 |
| 7 | $338,215 | $14,207 | -$4,115 | $199,441 | $138,774 |
| 8 | $348,362 | $14,691 | -$3,665 | $195,644 | $152,718 |
| 9 | $358,813 | $15,191 | -$3,200 | $191,586 | $167,226 |
| 10 | $369,577 | $15,707 | -$2,720 | $187,250 | $182,327 |
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.