9720 W Broadview Dr
Bay Harbor Islands, FL 33154 · single_family · For Sale · 61 days on market
Asking price$36,500,000
7 beds 8 baths 10,453 sqft
Suggested offer$26,620,655$9,879,345 above the est. market value of $26,620,655.
View on Realtor.com →Listed by Daniela Levtov · Ng International Realty Llc
Typesingle_family
Built2026
Price / sqft$3492
Est. value (own analysis)$26,620,655
Rent estimate (Zillow ZIP avg)$4,738/mo
HOANone
1 / 86
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Statusfor_sale
Listed date2026-07-03
Removed date—
MLSMiamiMLS #A12047496
Coordinates25.88770, -80.13917
Address9720 W Broadview Dr
CityBay Harbor Islands
StateFL
Zip33154
Listing ID5458686010
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33154)
Typical home value (ZHVI)$1,230,561
Typical rent (ZORI)$4,738/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 | $36,500,000 |
| Down payment (20.0%) | $7,300,000 |
| Loan amount | $29,200,000 |
| Closing costs (5.0%) | $1,825,000 |
| Total cash to close | $9,125,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $4,738$56,861 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,359$52,312 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $57,792$693,500 |
| Insurance (placeholder 0.8% of price) | $24,333$292,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $237$2,843 |
| Total operating expenses | $82,362$988,343 |
| 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) | $237$2,843 |
| 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 | 7 | 8 | 6,169 | $52,500 | 2025-11-17 | — |
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 |
|---|---|---|---|---|---|---|
| 56 Bal Bay Dr | single_family | 7 | 9 | 10,801 | $42,973,750 | 2026-06-16 |
| 700 88th St | single_family | 7 | 8 | — | $8,000,000 | 2026-06-05 |
| 9024 Abbott Ave | single_family | 7 | 7 | 4,010 | $4,470,000 | 2026-05-18 |
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 |
|---|---|---|---|---|---|---|
| condos | 7 | 8 | 4,565 | $6,250,000 | — | |
| 61 Camden Ct | single_family | 7 | 7 | 5,086 | $11,500,000 | — |
| 10330 W Broadview Dr | single_family | 7 | 10 | 8,016 | $34,500,000 | — |
| 10225 Collins Ave Units 301,303,304 | condos | 7 | 9 | — | $13,995,000 | — |
10-year hold projection
IRR-13.3%
Equity multiple-1.29x
Total return (10yr)-$16,122,812
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $37,595,000 | -$936,031 | -$3,190,639 | $28,883,407 | $8,711,593 |
| 2 | $38,722,850 | -$959,171 | -$3,213,849 | $28,545,074 | $10,177,776 |
| 3 | $39,884,536 | -$982,880 | -$3,237,632 | $28,183,506 | $11,701,029 |
| 4 | $41,081,072 | -$1,007,175 | -$3,262,001 | $27,797,110 | $13,283,962 |
| 5 | $42,313,504 | -$1,032,068 | -$3,286,971 | $27,384,179 | $14,929,325 |
| 6 | $43,582,909 | -$1,057,576 | -$3,312,557 | $26,942,892 | $16,640,017 |
| 7 | $44,890,396 | -$1,083,712 | -$3,338,774 | $26,471,301 | $18,419,095 |
| 8 | $46,237,108 | -$1,110,492 | -$3,365,637 | $25,967,325 | $20,269,782 |
| 9 | $47,624,221 | -$1,137,933 | -$3,393,162 | $25,428,741 | $22,195,480 |
| 10 | $49,052,948 | -$1,166,050 | -$3,421,365 | $24,853,172 | $24,199,775 |
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.