1201 Campo Sano Ave
Coral Gables, FL 33146 · single_family · For Sale · 7 days on market
Asking price$3,250,000
3 beds 4 baths 2,971 sqft
Suggested offer$2,799,309$450,691 above the est. market value of $2,799,309.
View on Realtor.com →Listed by JJ Snow Hansen · Compass Florida, LLC.
Typesingle_family
Built1956
Price / sqft$1094
Est. value (own analysis)$2,799,309
Rent estimate (own analysis)$7,999/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-26
Removed date—
MLSMiamiMLS #A12078155
Coordinates25.72471, -80.27576
Address1201 Campo Sano Ave
CityCoral Gables
StateFL
Zip33146
Listing ID5574829432
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33146)
Typical home value (ZHVI)$1,955,688
Typical rent (ZORI)$3,608/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 | $3,250,000 |
| Down payment (20.0%) | $650,000 |
| Loan amount | $2,600,000 |
| Closing costs (5.0%) | $162,500 |
| Total cash to close | $812,500 |
| Income | |
| Rent (comp-derived) | $7,999$95,988 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,359$88,309 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $5,146$61,750 |
| Insurance (est. scaled by flood & wind risk) | $3,467$41,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $400$4,799 |
| Total operating expenses | $9,012$108,149 |
| 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) | $400$4,799 |
| 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 | 3 | 3 | 2,784 | $7,000 | 2026-08-21 | — | |
| single_family | 3 | 3 | 2,202 | $12,750 | 2026-08-25 | — | |
| single_family | 3 | 3 | 2,329 | $6,500 | 2026-06-23 | — | |
| single_family | 3 | 2 | 2,019 | $7,998 | 2026-06-26 | — | |
| single_family | 3 | 3 | 2,545 | $8,000 | 2026-08-10 | — | |
| single_family | 3 | 3 | 2,771 | $13,000 | 2026-08-24 | — | |
| single_family | 3 | 3 | 2,553 | $10,500 | 2026-05-28 | — | |
| single_family | 3 | 3 | 1,988 | $10,500 | 2026-07-13 | — | |
| single_family | 3 | 2 | 2,058 | $7,000 | 2026-05-16 | — | |
| single_family | 3 | 2 | 2,127 | $14,998 | 2026-05-11 | — | |
| single_family | 3 | 2 | 1,935 | $6,500 | 2026-07-31 | — | |
| single_family | 3 | 4 | 2,254 | $14,500 | 2026-07-21 | — | |
| single_family | 3 | 3 | 2,417 | $7,500 | — | — | |
| single_family | 3 | 2 | 3,416 | $5,500 | — | — | |
| single_family | 3 | 2 | 3,119 | $7,500 | — | — | |
| single_family | 3 | 3 | 2,144 | $11,800 | 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 |
|---|---|---|---|---|---|---|
| 1505 Zoreta Ave | single_family | 3 | 2 | 1,454 | $1,000,000 | 2026-08-21 |
| 1409 Bird Rd | single_family | 3 | 2 | 1,650 | $1,180,000 | 2026-08-12 |
| 434 Loretto Ave | single_family | 3 | 2 | 1,518 | $1,500,000 | 2026-07-31 |
| 5510 Orduna Dr | single_family | 3 | 2 | 1,633 | $2,375,000 | 2026-07-24 |
| 1431 Ancona Ave | single_family | 3 | 2 | 1,720 | $1,292,000 | 2026-07-22 |
| 6809 Mentone St | single_family | 3 | 3 | 1,996 | $2,080,000 | 2026-07-02 |
| 515 Daroco Ave | single_family | 3 | 2 | 2,195 | $2,475,000 | 2026-06-29 |
| 1551 Ancona Ave | single_family | 3 | 2 | 1,892 | $1,400,000 | 2026-06-15 |
| 6509 Riviera Dr | single_family | 3 | 3 | 3,268 | $2,550,000 | 2026-06-09 |
| 4187 S Le Jeune Rd | single_family | 3 | 2 | 1,540 | $1,950,000 | 2026-05-27 |
| 1230 Bird Rd | single_family | 3 | 3 | 2,307 | $1,370,000 | 2026-05-21 |
| 5106 S Le Jeune Rd | single_family | 3 | 2 | 1,464 | $1,200,000 | 2026-05-15 |
| 6345 Maynada St | single_family | 3 | 4 | 2,978 | $1,900,000 | 2026-05-08 |
| 1561 Bird Rd | single_family | 3 | 2 | 1,679 | $905,000 | 2026-05-01 |
| 1530 Zuleta Ave | single_family | 3 | 2 | 1,531 | $1,845,000 | 2026-04-30 |
| 4950 Riviera Dr | single_family | 3 | 4 | 2,330 | $3,500,000 | 2026-04-16 |
| 536 Jeronimo Dr | single_family | 3 | 4 | 2,498 | $4,250,000 | 2026-04-15 |
| 516 Gerona Ave | single_family | 3 | 2 | 1,812 | $1,600,000 | 2026-04-14 |
| 510 Gerona Ave | single_family | 3 | 3 | 1,880 | $1,750,000 | 2026-04-06 |
| 4040 Palmarito St | single_family | 3 | 2 | 2,406 | $2,300,000 | 2026-04-06 |
| 1439 Cecilia Ave | single_family | 3 | 2 | 1,607 | $1,125,000 | 2026-03-31 |
| 1004 Cotorro Ave | single_family | 3 | 4 | 3,400 | $5,600,000 | 2026-03-27 |
| 6901 Altamira St | single_family | 3 | 2 | 1,780 | $2,281,002 | 2026-03-17 |
| 5533 Alhambra Cir | single_family | 3 | 2 | 1,838 | $1,800,000 | 2026-03-16 |
| 6011 Leonardo St | single_family | 3 | 2 | 2,085 | $2,100,000 | 2026-03-16 |
| 6612 San Vicente St | single_family | 3 | 2 | 1,896 | $1,650,000 | 2026-03-12 |
| 1435 Miller Rd | single_family | 3 | 2 | 1,703 | $1,570,000 | 2026-03-03 |
| 5516 Sardinia St | single_family | 3 | 2 | 1,698 | $1,445,000 | 2026-02-27 |
| 1510 Urbino Ave | single_family | 3 | 3 | 2,224 | $2,000,000 | 2026-02-26 |
| 1435 Blue Rd | single_family | 3 | 2 | 1,512 | $1,350,000 | 2026-02-04 |
| 1536 Alegriano Ave | single_family | 3 | 3 | 1,990 | $1,875,000 | 2026-01-30 |
| 5906 Mall | single_family | 3 | 2 | 1,934 | $2,060,000 | 2026-01-08 |
| 4500 San Amaro Dr | single_family | 3 | 3 | 2,532 | $2,000,000 | 2026-01-02 |
| 6110 Maggiore St | single_family | 3 | 2 | 2,283 | $2,500,000 | 2025-12-26 |
| 1535 Mercado Ave | single_family | 3 | 3 | 2,080 | $1,450,000 | 2025-12-22 |
| 5308 Riviera Dr | single_family | 3 | 3 | 2,017 | $3,200,000 | 2025-12-17 |
| 520 Castania Ave | single_family | 3 | 2 | 1,955 | $2,105,000 | 2025-12-05 |
| 700 Vilabella Ave | single_family | 3 | 2 | 1,579 | $1,490,000 | 2025-12-04 |
| 6914 Mindello St | single_family | 3 | 2 | 1,485 | $2,050,000 | 2025-11-17 |
| 1428 Trillo Ave | single_family | 3 | 2 | 1,809 | $146,000 | 2025-10-27 |
| 4310 Santa Maria St | single_family | 3 | 3 | 3,270 | $3,600,000 | 2025-10-23 |
| 1526 Dorado Ave | single_family | 3 | 2 | 1,492 | $1,600,000 | 2025-10-16 |
| 1435 Palancia Ave | single_family | 3 | 3 | 2,314 | $1,915,000 | 2025-10-10 |
| 4404 Alhambra Cir | single_family | 3 | 3 | 3,594 | $2,550,000 | 2025-10-06 |
| 431 Gerona Ave | single_family | 3 | 2 | 1,992 | $1,700,000 | 2025-10-06 |
| 1523 Blue Rd | single_family | 3 | 2 | 1,455 | $1,825,000 | 2025-09-25 |
| 425 Cadagua Ave | single_family | 3 | 2 | 1,562 | $1,148,000 | 2025-09-18 |
| 415 Garlenda Ave | single_family | 3 | 3 | 1,567 | $1,875,000 | 2025-09-17 |
| 1217 Algardi Ave | single_family | 3 | 5 | 2,916 | $3,288,000 | 2025-09-11 |
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 |
|---|---|---|---|---|---|---|
| 3775 S Le Jeune Rd | single_family | 3 | 3 | 2,662 | $3,700,000 | — |
| 5111 Maggiore St | single_family | 3 | 2 | 1,367 | $2,300,000 | — |
| 406 Miller Rd | single_family | 3 | 2 | 1,593 | $1,975,000 | — |
| 1540 Dorado Ave | single_family | 3 | 3 | 1,606 | $1,750,000 | — |
| 6315 Maynada St | single_family | 3 | 2 | 2,019 | $1,998,000 | — |
| 1451 Urbino Ave | single_family | 3 | 3 | 2,912 | $3,499,000 | — |
| 932 Bird Rd | single_family | 3 | 3 | 1,985 | $1,995,000 | — |
| 4310 Monserrate St | single_family | 3 | 3 | 2,259 | $2,400,000 | — |
10-year hold projection
IRR-8.6%
Equity multiple-0.45x
Total return (10yr)-$753,267
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $3,347,500 | -$19,840 | -$225,139 | $2,571,810 | $775,690 |
| 2 | $3,447,925 | -$19,895 | -$225,314 | $2,541,685 | $906,240 |
| 3 | $3,551,363 | -$19,937 | -$225,479 | $2,509,490 | $1,041,872 |
| 4 | $3,657,904 | -$19,967 | -$225,636 | $2,475,085 | $1,182,818 |
| 5 | $3,767,641 | -$19,984 | -$225,781 | $2,438,317 | $1,329,323 |
| 6 | $3,880,670 | -$19,987 | -$225,917 | $2,399,025 | $1,481,645 |
| 7 | $3,997,090 | -$19,975 | -$226,040 | $2,357,034 | $1,640,056 |
| 8 | $4,117,003 | -$19,947 | -$226,151 | $2,312,159 | $1,804,844 |
| 9 | $4,240,513 | -$19,902 | -$226,250 | $2,264,203 | $1,976,310 |
| 10 | $4,367,728 | -$19,841 | -$226,334 | $2,212,954 | $2,154,774 |
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.