390 NW 86th Ct Unit 803
Miami, FL 33126 · townhomes · For Sale · 37 days on market
Asking price$464,900
3 beds 3 baths 1,560 sqft
Listed by ALEX HANUSZKIEWICZ · Coldwell Banker Realty
Typetownhomes
Built1990
Price / sqft$298
Est. value (own analysis)$491,507
Rent estimate (own analysis)$3,175/mo
HOA$463/mo
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-27
Removed date—
MLSMiamiMLS #A12060374
Coordinates25.77458, -80.33558
Address390 NW 86th Ct Unit 803
CityMiami
StateFL
Zip33126
Listing ID5549468995
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33126)
Typical home value (ZHVI)$303,717
Typical rent (ZORI)$2,370/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 | $464,900 |
| Down payment (20.0%) | $92,980 |
| Loan amount | $371,920 |
| Closing costs (5.0%) | $23,245 |
| Total cash to close | $116,225 |
| Income | |
| Rent (comp-derived) | $3,175$38,100 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,921$35,052 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $736$8,833 |
| Insurance (est. scaled by flood & wind risk) | $496$5,951 |
| HOA dues | $463$5,556 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $159$1,905 |
| Total operating expenses | $1,854$22,245 |
| 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) | $159$1,905 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 3 | 3 | 1,580 | $3,300 | 2026-08-11 | — | |
| townhomes | 3 | 3 | 1,174 | $2,800 | 2026-07-07 | — | |
| townhomes | 3 | 3 | 1,550 | $3,100 | 2026-06-11 | — | |
| townhomes | 3 | 3 | 1,600 | $3,000 | 2026-05-12 | — | |
| townhomes | 3 | 3 | 1,600 | $3,250 | 2026-07-29 | — | |
| townhomes | 3 | 3 | 1,560 | $3,300 | 2026-09-01 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 8300 NW 10th St | townhomes | 2 | 3 | 1,250 | $325,000 | 2026-06-29 |
| 8300 NW 10th St | townhomes | 3 | 3 | 1,460 | $460,000 | 2026-06-22 |
| 8389 NW 8th St | townhomes | 2 | 3 | 952 | $375,000 | 2026-06-16 |
| 8670 NW 6th Ln Unit 4-109 | townhomes | 2 | 2 | 845 | $320,000 | 2026-06-05 |
| 4519 NW 3th St | townhomes | 4 | 4 | 3,180 | $760,000 | 2026-04-29 |
| 8550 NW 3rd Ln Unit 304 | townhomes | 2 | 3 | 979 | $332,000 | 2026-03-31 |
| 8262 NW 5th Ln Apt 392 | townhomes | 2 | 2 | 914 | $320,000 | 2026-02-27 |
| 8430 NW 8th St Apt A11 | townhomes | 2 | 3 | 970 | $280,000 | 2026-01-28 |
| 8360 NW 8th St Unit 11-2 | townhomes | 2 | 3 | 1,150 | $270,000 | 2025-12-22 |
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 |
|---|---|---|---|---|---|---|
| 380 NW 85th Pl Unit 1406 | condos | 3 | 3 | 1,560 | $478,000 | — |
| 10 NW 60th Ct | single_family | 3 | 2 | 1,563 | $669,900 | — |
| 229-230 NW 48th Ct | multi_family | 3 | 3 | 1,265 | $699,000 | — |
| 8356 NW 10th St Unit 6D | townhomes | 3 | 3 | 1,600 | $480,000 | — |
| 350 NW 58th Ave | single_family | 3 | 2 | 1,205 | $697,000 | — |
| 5170 NW 2nd St | single_family | 3 | 2 | 1,734 | $595,000 | — |
| 320 NW 61st Ave | single_family | 3 | 2 | 2,005 | $550,000 | — |
| 333 NW 60th Ave | single_family | 3 | 2 | 1,167 | $483,000 | — |
10-year hold projection
IRR-0.1%
Equity multiple0.99x
Total return (10yr)$59,717
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $478,847 | $12,807 | -$17,779 | $367,888 | $110,959 |
| 2 | $493,212 | $13,303 | -$17,331 | $363,578 | $129,634 |
| 3 | $508,009 | $13,816 | -$16,866 | $358,973 | $149,036 |
| 4 | $523,249 | $14,347 | -$16,385 | $354,051 | $169,198 |
| 5 | $538,947 | $14,897 | -$15,886 | $348,792 | $190,155 |
| 6 | $555,115 | $15,467 | -$15,369 | $343,171 | $211,944 |
| 7 | $571,768 | $16,057 | -$14,833 | $337,164 | $234,604 |
| 8 | $588,921 | $16,667 | -$14,278 | $330,745 | $258,176 |
| 9 | $606,589 | $17,300 | -$13,702 | $323,885 | $282,704 |
| 10 | $624,787 | $17,954 | -$13,106 | $316,554 | $308,232 |
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.