642 86th St
Miami Beach, FL 33141 · single_family · For Sale · 55 days on market
Asking price$699,000
2 beds 2 baths 1,080 sqft
Listed by Ana Teresa Rodriguez | ATR Luxury Homes · Coldwell Banker Realty
Typesingle_family
Built1948
Price / sqft$647
Est. value (own analysis)$862,661
Rent estimate (own analysis)$4,950/mo
HOANone
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Statusfor_sale
Listed date2026-07-09
Removed date—
MLSMiamiMLS #A12049339
Coordinates25.87029, -80.12608
Address642 86th St
CityMiami Beach
StateFL
Zip33141
Listing ID5576405973
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $699,000 |
| Down payment (20.0%) | $139,800 |
| Loan amount | $559,200 |
| Closing costs (5.0%) | $34,950 |
| Total cash to close | $174,750 |
| Income | |
| Rent (comp-derived) | $4,950$59,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,554$54,648 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,107$13,281 |
| Insurance (placeholder 0.8% of price) | $466$5,592 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $248$2,970 |
| Total operating expenses | $1,820$21,843 |
| 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) | $248$2,970 |
| 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 | 2 | 2 | 1,080 | $4,950 | 2026-07-09 | — | |
| single_family | 2 | 2 | 943 | $5,000 | 2025-10-07 | — | |
| single_family | 2 | 1 | 900 | $3,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 717 85th St | single_family | 2 | 1 | 1,296 | $200,000 | 2026-08-05 |
| 905 Fairway Dr | single_family | 2 | 2 | 2,122 | $2,245,000 | 2026-07-15 |
| 1594 Biarritz Dr | single_family | 2 | 2 | 1,320 | $800,000 | 2026-06-04 |
| 330 N Shore Dr | single_family | 2 | 2 | 1,700 | $1,500,000 | 2026-05-01 |
| 1185 Biarritz Dr | single_family | 2 | 1 | 1,608 | $1,150,000 | 2026-04-24 |
| 7027 Trouville Esplanade | single_family | 2 | 2 | 1,345 | $855,000 | 2026-04-09 |
| 7830 Hawthorne Ave | single_family | 2 | 2 | 1,455 | $1,500,000 | 2026-03-27 |
| 725 82nd St | single_family | 2 | 1 | 1,834 | $850,000 | 2026-01-05 |
| 1815 Daytonia Rd | single_family | 2 | 1 | 1,862 | $2,350,000 | 2025-10-15 |
| 1365 Bay Ter | single_family | 2 | 1 | 3,094 | $13,500,000 | 2025-09-10 |
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 |
|---|---|---|---|---|---|---|
| 6620 Indian Creek Dr Apt 114 | condos | 2 | 2 | 958 | $730,000 | — |
| 1865 79th St Cswy Apt 8K | condos | 2 | 2 | 1,509 | $335,500 | — |
| 7901 Hispanola Ave Apt 1810 | condos | 2 | 2 | — | $700,000 | — |
| 6799 Collins Ave Apt 312 | condos | 2 | 2 | 1,035 | $749,000 | — |
| 7940 West Dr Unit 2104 | condos | 2 | 3 | 2,038 | $4,187,500 | — |
| 6620 Indian Creek Dr Apt 315 | condos | 2 | 2 | 1,135 | $740,000 | — |
| 7800 Collins Ave Apt 203 | condos | 2 | 2 | 930 | $540,000 | — |
| 6620 Indian Creek Dr Apt 607 | condos | 2 | 2 | 1,094 | $650,000 | — |
10-year hold projection
IRR5.4%
Equity multiple1.86x
Total return (10yr)$240,903
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $719,970 | $32,805 | -$13,288 | $553,137 | $166,833 |
| 2 | $741,569 | $33,898 | -$12,269 | $546,658 | $194,911 |
| 3 | $763,816 | $35,027 | -$11,216 | $539,733 | $224,083 |
| 4 | $786,731 | $36,193 | -$10,128 | $532,334 | $254,397 |
| 5 | $810,333 | $37,396 | -$9,005 | $524,426 | $285,907 |
| 6 | $834,643 | $38,639 | -$7,844 | $515,975 | $318,668 |
| 7 | $859,682 | $39,921 | -$6,646 | $506,943 | $352,738 |
| 8 | $885,472 | $41,246 | -$5,408 | $497,292 | $388,180 |
| 9 | $912,036 | $42,613 | -$4,129 | $486,978 | $425,059 |
| 10 | $939,398 | $44,024 | -$2,808 | $475,955 | $463,442 |
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.