8942 Carlyle Ave
Surfside, FL 33154 · single_family · For Sale · 90 days on market
Asking price$1,399,000
3 beds 2 baths 1,384 sqft
Suggested offer$1,238,285$160,715 above the est. market value of $1,238,285.
View on Realtor.com →Listed by William Tordjman · Flat Fee Florida Realty LLC
Typesingle_family
Built1941
Price / sqft$1011
Est. value (own analysis)$1,238,285
Rent estimate (own analysis)$6,600/mo
HOANone
1 / 57
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Statusfor_sale
Listed date2026-06-04
Removed date—
MLSMiamiMLS #A12030845
Coordinates25.87548, -80.12517
Address8942 Carlyle Ave
CitySurfside
StateFL
Zip33154
Listing ID5574843953
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 | $1,399,000 |
| Down payment (20.0%) | $279,800 |
| Loan amount | $1,119,200 |
| Closing costs (5.0%) | $69,950 |
| Total cash to close | $349,750 |
| Income | |
| Rent (comp-derived) | $6,600$79,200 |
| Vacancy loss (8.0%) | |
| Effective gross income | $6,072$72,864 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,215$26,581 |
| Insurance (placeholder 0.8% of price) | $933$11,192 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $330$3,960 |
| Total operating expenses | $3,478$41,733 |
| 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) | $330$3,960 |
| 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 | 2 | 1,693 | $6,500 | 2026-03-18 | — | |
| single_family | 3 | 3 | 1,598 | $7,900 | 2026-03-18 | — | |
| single_family | 3 | 2 | 1,532 | $6,700 | 2026-07-19 | — | |
| single_family | 3 | 2 | 1,186 | $6,000 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 9516 Byron Ave | single_family | 3 | 2 | 1,705 | $1,350,000 | 2026-08-27 |
| 9205 Byron Ave | single_family | 3 | 3 | 3,016 | $3,550,000 | 2026-08-11 |
| 9033 Carlyle Ave | single_family | 3 | 3 | 1,712 | $1,400,000 | 2026-07-31 |
| 9225 Byron Ave | single_family | 3 | 2 | 1,799 | $1,450,000 | 2026-07-27 |
| 8942 Emerson Ave | single_family | 3 | 2 | 1,672 | $1,250,000 | 2026-07-20 |
| 9208 Emerson Ave | single_family | 3 | 2 | 1,737 | $1,584,000 | 2026-07-13 |
| 9064 Bay Dr | single_family | 3 | 2 | 2,204 | $8,300,000 | 2026-07-07 |
| 9473 Byron Ave | single_family | 3 | 2 | 1,798 | $1,507,425 | 2026-06-23 |
| 9048 Dickens Ave | single_family | 3 | 2 | 1,918 | $1,950,000 | 2026-06-09 |
| 8875 Abbott Ave | single_family | 3 | 2 | 1,300 | $1,320,000 | 2026-06-04 |
| 9148 Abbott Ave | single_family | 3 | 2 | 1,238 | $1,350,000 | 2026-05-27 |
| 9148 Carlyle Ave | single_family | 3 | 2 | 2,200 | $2,225,000 | 2026-05-22 |
| 1135 103rd St Apt 401 | single_family | 3 | 3 | 2,014 | $2,820,000 | 2026-05-11 |
| 400 90th St | single_family | 3 | 3 | 2,724 | $2,250,000 | 2026-05-07 |
| 8801 Dickens Ave | single_family | 3 | 2 | — | $1,899,000 | 2026-04-30 |
| 216 Bal Bay Dr | single_family | 3 | 5 | 2,970 | $31,000,000 | 2026-04-30 |
| 9117 Carlyle Ave | single_family | 3 | 2 | 1,693 | $1,600,000 | 2026-04-15 |
| 9457 Carlyle Ave | single_family | 3 | 2 | 1,958 | $1,575,000 | 2026-03-25 |
| 300 N 93rd St | single_family | 3 | 2 | 1,666 | $1,450,000 | 2026-03-17 |
| 917 Surfside Blvd | single_family | 3 | 2 | 1,953 | $1,650,000 | 2026-03-10 |
| 9248 Dickens Ave | single_family | 3 | 2 | 1,688 | $1,325,000 | 2026-03-09 |
| 9280 Abbott Ave | single_family | 3 | 3 | 2,061 | $1,500,000 | 2026-02-26 |
| 8934 Garland Ave | single_family | 3 | 3 | 2,403 | $2,150,000 | 2026-02-25 |
| 9125 Byron Ave | single_family | 3 | 2 | 1,467 | $1,000,000 | 2026-01-20 |
| 424 89th St | single_family | 3 | 2 | 1,780 | $1,750,000 | 2025-11-06 |
| 8826 Hawthorne Ave | single_family | 3 | 3 | 2,480 | $3,600,000 | 2025-10-31 |
| 8866 Dickens Ave | single_family | 3 | 2 | 1,859 | $1,300,000 | 2025-10-29 |
| 9280 Harding Ave | single_family | 3 | 2 | 1,737 | $1,300,000 | 2025-10-29 |
| 8951 Hawthorne Ave | single_family | 3 | 4 | 2,681 | $2,525,000 | 2025-09-30 |
| 9064 Garland Ave | single_family | 3 | 2 | 1,785 | $1,200,000 | 2025-09-22 |
| 8919 Byron Ave | single_family | 3 | 2 | 1,820 | $1,650,000 | 2025-09-22 |
| 9173 Byron Ave | single_family | 3 | 2 | 1,313 | $1,200,000 | 2025-09-19 |
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 |
|---|---|---|---|---|---|---|
| 10203 Collins Ave Unit 801 | condos | 3 | 5 | 4,185 | $12,590,000 | — |
| 9511 Collins Ave Apt 1507 | condos | 3 | 4 | 1,985 | $2,850,000 | — |
| 8901 Hawthorne Ave | single_family | 3 | 4 | 2,151 | $2,900,000 | — |
| 8844 Abbott Ave | single_family | 3 | 2 | 1,691 | $1,850,000 | — |
| 10205 Collins Ave Apt 206 | condos | 3 | 3 | 2,060 | $1,499,000 | — |
| 8701 Collins Ave Unit 701 | condos | 3 | 4 | 2,233 | $8,475,000 | — |
| 9725 Bay Harbor Ter Apt 24 | condos | 3 | 2 | 1,298 | $589,000 | — |
| 9448 Abbott Ave | single_family | 3 | 4 | — | $2,478,000 | — |
10-year hold projection
IRR-1.3%
Equity multiple0.79x
Total return (10yr)$108,062
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,440,970 | $31,131 | -$59,136 | $1,107,065 | $333,905 |
| 2 | $1,484,199 | $32,274 | -$58,093 | $1,094,097 | $390,102 |
| 3 | $1,528,725 | $33,456 | -$57,012 | $1,080,239 | $448,486 |
| 4 | $1,574,587 | $34,679 | -$55,893 | $1,065,429 | $509,158 |
| 5 | $1,621,824 | $35,944 | -$54,735 | $1,049,602 | $572,223 |
| 6 | $1,670,479 | $37,252 | -$53,535 | $1,032,688 | $637,791 |
| 7 | $1,720,594 | $38,606 | -$52,294 | $1,014,612 | $705,981 |
| 8 | $1,772,211 | $40,006 | -$51,008 | $995,296 | $776,916 |
| 9 | $1,825,378 | $41,454 | -$49,678 | $974,652 | $850,725 |
| 10 | $1,880,139 | $42,952 | -$48,301 | $952,591 | $927,548 |
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.