721 Biltmore Way Apt 601
Coral Gables, FL 33134 · condos · For Sale · 12 days on market
Asking price$1,390,000
3 beds 3 baths 2,270 sqft
Listed by Mauricio J. Barba, Broker Associate · Compass Florida, LLC.
Typecondos
Built1990
Price / sqft$612
Est. value (own analysis)$1,388,986
Rent estimate (own analysis)$8,414/mo
HOA$2,950/mo
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Statusfor_sale
Listed date2026-08-21
Removed date—
MLSMiamiMLS #A12074423
Coordinates25.74826, -80.27010
Address721 Biltmore Way Apt 601
CityCoral Gables
StateFL
Zip33134
Listing ID5480136672
Sourceus-real-estate-listings, cached 2026-08-30
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 | $1,390,000 |
| Down payment (20.0%) | $278,000 |
| Loan amount | $1,112,000 |
| Closing costs (5.0%) | $69,500 |
| Total cash to close | $347,500 |
| Income | |
| Rent (comp-derived) | $8,414$100,968 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,741$92,891 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,201$26,410 |
| Insurance (placeholder 0.8% of price) | $927$11,120 |
| HOA dues | $2,950$35,400 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $421$5,048 |
| Total operating expenses | $6,498$77,978 |
| 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) | $421$5,048 |
| 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 | 3 | 2 | 1,600 | $3,200 | 2026-07-08 | — | |
| apartment | 3 | 3 | 1,864 | $9,538 | — | — | |
| apartment | 3 | 3 | 1,772 | $8,970 | — | — | |
| condos | 3 | 3 | 1,650 | $5,500 | 2026-08-28 | — | |
| condos | 3 | 3 | 2,100 | $8,800 | 2026-04-07 | — | |
| condos | 3 | 2 | 1,654 | $6,000 | 2026-06-24 | — | |
| apartment | 3 | 3 | 1,485 | $7,495 | 2026-06-03 | — | |
| condos | 3 | 4 | 2,504 | $15,000 | 2026-06-20 | — | |
| apartment | 3 | 5 | 2,911 | $25,000 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,235 | $12,500 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,911 | $22,500 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,982 | $24,000 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,288 | $12,300 | 2025-10-30 | — | |
| apartment | 3 | 2 | 1,544 | $8,999 | — | — | |
| apartment | 3 | 3 | 1,485 | $7,245 | — | — | |
| apartment | 3 | 3 | 1,572 | $9,405 | — | — | |
| apartment | 3 | 3 | 1,564 | $8,028 | — | — | |
| apartment | 3 | 3 | 1,861 | $9,510 | — | — | |
| apartment | 3 | 2 | 1,481 | $7,653 | — | — | |
| apartment | 3 | 3 | 1,569 | $7,850 | — | — | |
| apartment | 3 | 3 | 1,637 | $7,973 | — | — | |
| apartment | 3 | 2 | 1,481 | $7,613 | — | — | |
| apartment | 3 | 3 | 1,637 | $7,943 | — | — | |
| apartment | 3 | 3 | 1,485 | $7,195 | — | — |
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 |
|---|---|---|---|---|---|---|
| 441 Valencia Ave Apt 1201 | condos | 3 | 4 | 1,713 | $1,275,000 | 2026-08-26 |
| 55 Merrick Way Apt 831 | condos | 3 | 2 | 1,553 | $915,000 | 2026-08-10 |
| 650 Valencia Ave Unit 302 | condos | 3 | 3 | 2,365 | $1,510,000 | 2026-08-06 |
| 55 Merrick Way Apt 812 | condos | 3 | 3 | 1,611 | $975,000 | 2026-08-03 |
| 626 Coral Way Apt 503 | condos | 3 | 2 | 1,531 | $1,175,000 | 2026-07-17 |
| 700 Coral Way Apt 5 | condos | 3 | 3 | 3,200 | $1,950,000 | 2026-06-30 |
| 888 S Douglas Rd Apt 404 | condos | 3 | 2 | 1,351 | $606,000 | 2026-06-11 |
| 626 Coral Way Apt 1104 | condos | 3 | 3 | 2,100 | $1,673,250 | 2026-05-05 |
| 10 Aragon Ave Ste 1105 | condos | 3 | 2 | 1,654 | $839,598 | 2026-04-30 |
| 2030 S Douglas Rd Apt 511 | condos | 3 | 2 | 1,337 | $580,000 | 2026-04-14 |
| 642 Valencia Ave Unit 207 | condos | 3 | 4 | 2,264 | $1,680,000 | 2026-01-16 |
| 700 Biltmore Way Apt 710 | condos | 3 | 4 | 2,190 | $750,000 | 2025-12-16 |
| 626 Coral Way Apt 402 | condos | 3 | 3 | 2,100 | $1,425,000 | 2025-09-29 |
| 610 Valencia Ave Apt 503 | condos | 3 | 3 | 2,860 | $1,750,000 | 2025-09-02 |
| 1805 Ponce De Leon Blvd Apt 1200 | condos | 3 | 2 | 1,702 | $1,325,000 | 2025-08-29 |
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 |
|---|---|---|---|---|---|---|
| 540 SW 39th Ave | single_family | 3 | 3 | 2,496 | $895,000 | — |
| 4353 SW 2nd St | single_family | 3 | 3 | 1,637 | $819,999 | — |
| 4630 SW 3rd St | single_family | 3 | 2 | 1,468 | $960,000 | — |
| 4840 SW 5th Ter | single_family | 3 | 2 | 1,365 | $765,000 | — |
| 4261 SW 12th St | single_family | 3 | 2 | 1,508 | $1,080,000 | — |
| 20 SW 48th Ave | single_family | 3 | 2 | 1,535 | $749,500 | — |
| 3730 SW 28th St | townhomes | 3 | 4 | 2,010 | $1,399,000 | — |
| 3769 SW 27th Ln Unit 3769 | townhomes | 3 | 4 | 2,284 | $1,375,000 | — |
10-year hold projection
IRR-4.5%
Equity multiple0.25x
Total return (10yr)-$79,236
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,431,700 | $14,912 | -$75,888 | $1,099,943 | $331,757 |
| 2 | $1,474,651 | $15,749 | -$75,177 | $1,087,059 | $387,592 |
| 3 | $1,518,891 | $16,622 | -$74,435 | $1,073,290 | $445,601 |
| 4 | $1,564,457 | $17,530 | -$73,659 | $1,058,575 | $505,882 |
| 5 | $1,611,391 | $18,476 | -$72,849 | $1,042,850 | $568,541 |
| 6 | $1,659,733 | $19,460 | -$72,004 | $1,026,045 | $633,688 |
| 7 | $1,709,525 | $20,485 | -$71,122 | $1,008,085 | $701,439 |
| 8 | $1,760,810 | $21,552 | -$70,201 | $988,893 | $771,917 |
| 9 | $1,813,635 | $22,662 | -$69,241 | $968,382 | $845,252 |
| 10 | $1,868,044 | $23,817 | -$68,240 | $946,464 | $921,580 |
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.