9450 E Broadview Dr
Bay Harbor Islands, FL 33154 · single_family · For Sale · 29 days on market
Asking price$4,700,000
4 beds 4 baths 3,435 sqft
Suggested offer$4,243,290$456,710 above the est. market value of $4,243,290.
View on Realtor.com →Listed by Michelle Berlowitz · Douglas Elliman - Bay Harbor Island
Typesingle_family
Built1953
Price / sqft$1368
Est. value (own analysis)$4,243,290
Rent estimate (own analysis)$10,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-04
Removed date—
MLSMiamiMLS #A12064589
Coordinates25.88544, -80.13493
Address9450 E Broadview Dr
CityBay Harbor Islands
StateFL
Zip33154
Listing ID5469791261
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 | $4,700,000 |
| Down payment (20.0%) | $940,000 |
| Loan amount | $3,760,000 |
| Closing costs (5.0%) | $235,000 |
| Total cash to close | $1,175,000 |
| Income | |
| Rent (comp-derived) | $10,000$120,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $9,200$110,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $7,442$89,300 |
| Insurance (est. scaled by flood & wind risk) | $6,893$82,720 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $500$6,000 |
| Total operating expenses | $14,835$178,020 |
| 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) | $500$6,000 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 4 | 3 | 2,085 | $7,000 | 2026-06-28 | — | |
| single_family | 4 | 3 | 1,743 | $15,950 | 2026-08-21 | — | |
| single_family | 4 | 4 | 2,057 | $10,000 | 2026-05-09 | — | |
| single_family | 4 | 3 | 1,900 | $9,500 | 2026-08-06 | — | |
| single_family | 4 | 3 | 1,966 | $8,950 | 2026-06-08 | — | |
| single_family | 4 | 5 | 2,232 | $15,500 | 2026-08-03 | — | |
| single_family | 4 | 2 | 2,093 | $12,500 | 2026-05-26 | — | |
| single_family | 4 | 3 | 1,851 | $7,400 | 2026-03-11 | — | |
| single_family | 4 | 3 | 3,109 | $17,500 | 2026-05-29 | — | |
| single_family | 4 | 3 | 1,966 | $8,950 | — | — | |
| single_family | 4 | 4 | 3,363 | $39,000 | 2026-08-28 | — |
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 |
|---|---|---|---|---|---|---|
| 10121 E Broadview Dr | single_family | 4 | 3 | 2,848 | $6,150,000 | 2026-05-18 |
| 9073 Dickens Ave | single_family | 4 | 3 | 3,457 | $2,300,000 | 2026-05-13 |
| 220 Bal Bay Dr | single_family | 4 | 6 | 3,117 | $31,000,000 | 2026-05-07 |
| 8858 Garland Ave | single_family | 4 | 3 | 2,201 | $2,200,000 | 2026-04-08 |
| 1231 96th St | single_family | 4 | 4 | 3,458 | $3,200,000 | 2025-11-17 |
| 10301 E Broadview Dr | single_family | 4 | 4 | 3,966 | $9,470,000 | 2025-11-07 |
| 9280 Harding Ave | single_family | 4 | 2 | 1,737 | $1,300,000 | 2025-10-27 |
| 1251 94th St | single_family | 4 | 3 | 3,059 | $4,500,000 | 2025-10-20 |
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 |
|---|---|---|---|---|---|---|
| 8819 Dickens Ave | single_family | 4 | 3 | 1,469 | $2,085,000 | — |
| 9705 Collins Ave Unit 501N | condos | 4 | 4 | 3,524 | $6,250,000 | — |
| 8950 Harding Ave | single_family | 4 | 3 | 1,917 | $1,599,000 | — |
| 9156 Froude Ave | single_family | 4 | 2 | 1,967 | $1,595,000 | — |
| 1000 99th St Unit 14 | townhomes | 4 | 5 | 2,519 | $1,750,000 | — |
| 9172 Carlyle Ave | single_family | 4 | 3 | 2,239 | $3,495,000 | — |
| 10155 Collins Ave Apt 202 | condos | 4 | 5 | 3,300 | $5,375,000 | — |
| 9033 Emerson Ave | single_family | 4 | 4 | 2,267 | $3,560,000 | — |
10-year hold projection
IRR-10.6%
Equity multiple-0.82x
Total return (10yr)-$1,519,431
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,841,000 | -$67,620 | -$363,573 | $3,719,233 | $1,121,767 |
| 2 | $4,986,230 | -$68,759 | -$364,862 | $3,675,667 | $1,310,563 |
| 3 | $5,135,817 | -$69,909 | -$366,166 | $3,629,109 | $1,506,708 |
| 4 | $5,289,891 | -$71,071 | -$367,486 | $3,579,354 | $1,710,537 |
| 5 | $5,448,588 | -$72,245 | -$368,821 | $3,526,182 | $1,922,406 |
| 6 | $5,612,046 | -$73,429 | -$370,171 | $3,469,359 | $2,142,687 |
| 7 | $5,780,407 | -$74,625 | -$371,537 | $3,408,633 | $2,371,774 |
| 8 | $5,953,819 | -$75,832 | -$372,917 | $3,343,738 | $2,610,081 |
| 9 | $6,132,434 | -$77,049 | -$374,312 | $3,274,386 | $2,858,048 |
| 10 | $6,316,407 | -$78,276 | -$375,722 | $3,200,272 | $3,116,135 |
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.