9156 Froude Ave
Surfside, FL 33154 · single_family · For Sale · 77 days on market
Asking price$1,595,000
4 beds 2 baths 1,967 sqft
Listed by Allen Davoudpour · COMPASS
Typesingle_family
Built1950
Price / sqft$811
Est. value (own analysis)$2,429,855
Rent estimate (own analysis)$9,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-06-17
Removed date—
MLSMiamiMLS #A12037706
Coordinates25.87885, -80.12819
Address9156 Froude Ave
CitySurfside
StateFL
Zip33154
Listing ID5543726891
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 | $1,595,000 |
| Down payment (20.0%) | $319,000 |
| Loan amount | $1,276,000 |
| Closing costs (5.0%) | $79,750 |
| Total cash to close | $398,750 |
| Income | |
| Rent (comp-derived) | $9,500$114,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $8,740$104,880 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,525$30,305 |
| Insurance (est. scaled by flood & wind risk) | $2,339$28,072 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $475$5,700 |
| Total operating expenses | $5,340$64,077 |
| 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) | $475$5,700 |
| 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 | 1,966 | $8,950 | — | — |
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 | — |
| 1000 99th St Unit 14 | townhomes | 4 | 5 | 2,519 | $1,750,000 | — |
| 9450 E Broadview Dr | single_family | 4 | 4 | 3,435 | $4,700,000 | — |
| 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-0.5%
Equity multiple0.92x
Total return (10yr)$175,100
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,642,850 | $40,803 | -$63,296 | $1,262,165 | $380,685 |
| 2 | $1,692,136 | $42,347 | -$61,894 | $1,247,381 | $444,755 |
| 3 | $1,742,900 | $43,946 | -$60,441 | $1,231,581 | $511,319 |
| 4 | $1,795,187 | $45,601 | -$58,936 | $1,214,696 | $580,491 |
| 5 | $1,849,042 | $47,314 | -$57,376 | $1,196,651 | $652,391 |
| 6 | $1,904,513 | $49,087 | -$55,761 | $1,177,367 | $727,146 |
| 7 | $1,961,649 | $50,923 | -$54,087 | $1,156,760 | $804,889 |
| 8 | $2,020,498 | $52,822 | -$52,353 | $1,134,736 | $885,762 |
| 9 | $2,081,113 | $54,787 | -$50,557 | $1,111,201 | $969,912 |
| 10 | $2,143,547 | $56,821 | -$48,696 | $1,086,050 | $1,057,497 |
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.