9172 Carlyle Ave
Surfside, FL 33154 · single_family · For Sale · 48 days on market
Asking price$3,495,000
4 beds 3 baths 2,239 sqft
Suggested offer$2,765,859$729,141 above the est. market value of $2,765,859.
View on Realtor.com →Listed by Vanessa Frank · One Sotheby's International Realty
Typesingle_family
Built1942
Price / sqft$1561
Est. value (own analysis)$2,765,859
Rent estimate (own analysis)$9,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
1 / 58
Show every detail
Statusfor_sale
Listed date2026-07-16
Removed date—
MLSMiamiMLS #A12052827
Coordinates25.87938, -80.12572
Address9172 Carlyle Ave
CitySurfside
StateFL
Zip33154
Listing ID5548757793
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 | $3,495,000 |
| Down payment (20.0%) | $699,000 |
| Loan amount | $2,796,000 |
| Closing costs (5.0%) | $174,750 |
| Total cash to close | $873,750 |
| 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) | $5,534$66,405 |
| Insurance (est. scaled by flood & wind risk) | $4,544$54,522 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $475$5,700 |
| Total operating expenses | $10,552$126,627 |
| 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 | — |
| 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 | — |
| 9450 E Broadview Dr | single_family | 4 | 4 | 3,435 | $4,700,000 | — |
| 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-8.6%
Equity multiple-0.46x
Total return (10yr)-$818,109
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $3,599,850 | -$21,747 | -$243,061 | $2,765,685 | $834,165 |
| 2 | $3,707,846 | -$21,766 | -$243,223 | $2,733,289 | $974,557 |
| 3 | $3,819,081 | -$21,770 | -$243,373 | $2,698,667 | $1,120,414 |
| 4 | $3,933,653 | -$21,758 | -$243,511 | $2,661,668 | $1,271,985 |
| 5 | $4,051,663 | -$21,729 | -$243,635 | $2,622,129 | $1,429,534 |
| 6 | $4,173,213 | -$21,682 | -$243,745 | $2,579,874 | $1,593,339 |
| 7 | $4,298,409 | -$21,616 | -$243,841 | $2,534,718 | $1,763,692 |
| 8 | $4,427,361 | -$21,531 | -$243,920 | $2,486,460 | $1,940,901 |
| 9 | $4,560,182 | -$21,424 | -$243,983 | $2,434,889 | $2,125,293 |
| 10 | $4,696,988 | -$21,295 | -$244,028 | $2,379,776 | $2,317,212 |
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.