9240 Fontainebleau Blvd Apt 204
Miami, FL 33172 · condos · For Sale · 34 days on market
Asking price$329,900
3 beds 3 baths 1,610 sqft
Listed by Frank Rodriguez · Miami Metro Realty, Llc
Typecondos
Built1973
Price / sqft$205
Est. value (own analysis)$458,480
Rent estimate (own analysis)$3,000/mo
HOA$375/mo
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-30
Removed date—
MLSMiamiMLS #A12062691
Coordinates25.77143, -80.34540
Address9240 Fontainebleau Blvd Apt 204
CityMiami
StateFL
Zip33172
Listing ID5541009626
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33172)
Typical home value (ZHVI)$300,752
Typical rent (ZORI)$2,402/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 | $329,900 |
| Down payment (20.0%) | $65,980 |
| Loan amount | $263,920 |
| Closing costs (5.0%) | $16,495 |
| Total cash to close | $82,475 |
| Income | |
| Rent (comp-derived) | $3,000$36,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,760$33,120 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $522$6,268 |
| Insurance (est. scaled by flood & wind risk) | $352$4,223 |
| HOA dues | $375$4,500 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $150$1,800 |
| Total operating expenses | $1,399$16,791 |
| 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) | $150$1,800 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 2 | 1,175 | $2,750 | 2026-08-18 | — | |
| condos | 3 | 2 | 1,290 | $3,300 | 2026-08-14 | — | |
| condos | 3 | 2 | 1,280 | $3,100 | 2026-08-13 | — | |
| condos | 3 | 2 | 1,565 | $3,300 | 2026-08-11 | — | |
| condos | 3 | 2 | 1,275 | $2,650 | 2026-08-04 | — | |
| condos | 3 | 2 | 1,215 | $3,000 | 2026-07-23 | — | |
| apartment | 3 | 2 | 1,270 | $3,000 | 2026-07-22 | — | |
| condos | 3 | 2 | 1,395 | $2,800 | 2026-07-03 | — | |
| apartment | 3 | 2 | 1,290 | $3,000 | 2026-06-29 | — | |
| condos | 3 | 2 | 1,430 | $3,000 | 2026-08-27 | — | |
| condos | 3 | 2 | 1,761 | $2,600 | 2026-06-08 | — | |
| condos | 3 | 3 | 1,512 | $2,950 | 2026-06-05 | — | |
| condos | 3 | 3 | 1,536 | $3,250 | 2026-05-28 | — | |
| condos | 3 | 2 | 1,192 | $2,600 | 2026-09-01 | — | |
| condos | 3 | 2 | 1,215 | $2,950 | 2026-07-29 | — | |
| condos | 3 | 2 | 1,130 | $3,000 | 2026-04-10 | — | |
| condos | 3 | 3 | 1,319 | $2,725 | 2026-04-16 | — | |
| condos | 3 | 2 | 1,575 | $2,700 | 2026-03-05 | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,224 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,259 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,209 | — | — | |
| condos | 3 | 2 | 1,050 | $2,250 | 2026-08-19 | — | |
| condos | 3 | 2 | 1,050 | $2,900 | 2026-07-14 | — | |
| apartment | 3 | 2 | 1,226 | $3,000 | 2025-12-03 | — | |
| apartment | 3 | 2 | 1,268 | $3,508 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,418 | — | — | |
| condos | 3 | 2 | 1,192 | $2,650 | 2026-09-02 | — | |
| condos | 3 | 3 | 1,445 | $3,000 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 23 NW 109th Ave Unit 5S | condos | 3 | 2 | 1,338 | $505,000 | 2026-08-21 |
| 9907 NW 9th St Cir Unit 15-20 | condos | 3 | 3 | 1,536 | $308,750 | 2026-08-19 |
| 9210 Fontainebleau Blvd Apt 104 | condos | 3 | 3 | 1,682 | $340,000 | 2026-08-10 |
| 10012 NW 7th St Unit 111 | condos | 3 | 2 | 1,340 | $399,000 | 2026-08-05 |
| 10133 NW 5th Ter Unit 3-6 | condos | 3 | 2 | 1,156 | $357,000 | 2026-07-28 |
| 10833 NW 7th St Apt 10-22 | condos | 3 | 2 | 1,215 | $345,000 | 2026-07-17 |
| 9746 NW 4th Ln Unit 9746 | condos | 3 | 3 | 1,340 | $410,000 | 2026-06-30 |
| 9937 NW 9th St Cir Unit 13-19 | condos | 3 | 2 | 1,402 | $355,000 | 2026-06-18 |
| 10865 NW 7th St Unit 24-21 | condos | 3 | 2 | 1,215 | $370,000 | 2026-06-17 |
| 10839 NW 7th St Apt 12-24 | condos | 3 | 2 | 1,215 | $335,000 | 2026-06-09 |
| 9340 Fontainebleau Blvd Unit W505 | condos | 3 | 2 | 1,245 | $360,000 | 2026-06-03 |
| 10012 NW 7th St Unit 214 | condos | 3 | 3 | 1,491 | $407,000 | 2026-05-29 |
| 10012 NW 7th St Unit 206 | condos | 3 | 3 | 1,491 | $410,000 | 2026-05-26 |
| 9340 Fontainebleau Blvd Unit W310 | condos | 3 | 2 | 1,187 | $320,000 | 2026-05-12 |
| 10936 NW 7th St Apt 1003 | condos | 3 | 2 | 1,424 | $415,000 | 2026-04-06 |
| 10012 NW 7th St Unit 107 | condos | 3 | 2 | 1,340 | $383,000 | 2026-03-23 |
| 10010 NW 9th St Cir Apt 203 | condos | 3 | 2 | 1,275 | $330,000 | 2026-03-06 |
| 570 NW 109th Ave Unit 1204 | condos | 3 | 3 | 1,610 | $410,000 | 2026-03-02 |
| 290 NW 109th Ave Apt 216 | condos | 3 | 3 | 1,349 | $415,000 | 2026-02-04 |
| 10077 NW 5th Ter Unit 10077 | condos | 3 | 2 | 1,156 | $359,000 | 2026-01-20 |
| 10012 NW 7th St Unit 104 | condos | 3 | 3 | 1,491 | $396,000 | 2025-12-04 |
| 10873 NW 7th St Unit 13-37 | condos | 3 | 2 | 1,215 | $347,000 | 2025-11-25 |
| 703 NW 105th Pl Unit C1 | condos | 3 | 3 | 1,783 | $420,000 | 2025-11-24 |
| 9770 NW 4th Ln Unit 9770 | condos | 3 | 2 | 1,395 | $403,500 | 2025-11-14 |
| 241 W Park Dr Unit 5-103 | condos | 3 | 2 | 1,083 | $340,000 | 2025-10-02 |
| 9375 Fontainebleau Blvd Apt L420 | condos | 3 | 3 | 1,415 | $255,000 | 2025-09-25 |
| 311 W Park Dr Unit 101-13 | condos | 3 | 2 | 1,083 | $329,000 | 2025-09-22 |
| 9682 Fontainebleau Blvd Apt 110 | condos | 3 | 2 | 1,277 | $312,000 | 2025-09-19 |
| 471 NW 98th Ct Unit 471 | condos | 3 | 2 | 1,066 | $410,000 | 2025-09-19 |
| 221 NW 109th Ave Unit 3-221 | condos | 3 | 3 | 1,493 | $390,000 | 2025-09-02 |
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 |
|---|---|---|---|---|---|---|
| 260 NW 109th Ave Apt 204 | condos | 3 | 3 | 1,349 | $445,000 | — |
| 9340 Fontainebleau Blvd Unit W507 | condos | 3 | 2 | 1,177 | $385,000 | — |
| 860 NW 106th Ave Unit 3B3-5 | townhomes | 3 | 2 | 1,360 | $405,000 | — |
| 10895 NW 7th St Unit 14-28 | condos | 3 | 2 | 1,215 | $315,000 | — |
| 291 W Park Dr Unit 9-201 | condos | 3 | 2 | 1,130 | $364,999 | — |
| 501 NW 98th Ct Unit 501 | condos | 3 | 3 | 1,546 | $473,000 | — |
| 10875 NW 7th St Unit 23-36 | condos | 3 | 2 | 1,215 | $385,000 | — |
| 10339 NW 9th St Cir Unit 2-2 | condos | 3 | 2 | 1,245 | $400,000 | — |
10-year hold projection
IRR5.9%
Equity multiple1.94x
Total return (10yr)$120,627
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $339,797 | $16,329 | -$5,823 | $261,059 | $78,738 |
| 2 | $349,991 | $16,903 | -$5,294 | $258,001 | $91,990 |
| 3 | $360,491 | $17,496 | -$4,747 | $254,733 | $105,758 |
| 4 | $371,305 | $18,109 | -$4,181 | $251,240 | $120,065 |
| 5 | $382,445 | $18,743 | -$3,596 | $247,508 | $134,936 |
| 6 | $393,918 | $19,398 | -$2,991 | $243,520 | $150,398 |
| 7 | $405,735 | $20,075 | -$2,365 | $239,257 | $166,478 |
| 8 | $417,907 | $20,774 | -$1,717 | $234,702 | $183,205 |
| 9 | $430,445 | $21,497 | -$1,048 | $229,834 | $200,610 |
| 10 | $443,358 | $22,245 | -$356 | $224,632 | $218,726 |
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.