11855 SW 99th St
Miami, FL 33186 · townhomes · For Sale · 16 days on market
Asking price$399,999
2 beds 2 baths 1,192 sqft
Listed by Robert Garay · LPT Realty
Typetownhomes
Built1989
Price / sqft$336
Est. value (own analysis)$413,069
Rent estimate (own analysis)$2,725/mo
HOA$483/mo
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Statusfor_sale
Listed date2026-08-17
Removed date—
MLSMiamiMLS #A12072432
Coordinates25.67597, -80.38793
Address11855 SW 99th St
CityMiami
StateFL
Zip33186
Listing ID5594452136
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33186)
Typical home value (ZHVI)$523,583
Typical rent (ZORI)$2,574/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 | $399,999 |
| Down payment (20.0%) | $80,000 |
| Loan amount | $319,999 |
| Closing costs (5.0%) | $20,000 |
| Total cash to close | $100,000 |
| Income | |
| Rent (comp-derived) | $2,725$32,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,507$30,084 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $633$7,600 |
| Insurance (placeholder 0.8% of price) | $267$3,200 |
| HOA dues | $483$5,796 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $136$1,635 |
| Total operating expenses | $1,519$18,231 |
| 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) | $136$1,635 |
| 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 | 2 | 2 | 1,101 | $2,700 | 2026-08-07 | — | |
| townhomes | 2 | 2 | 1,285 | $2,900 | 2026-07-14 | — | |
| townhomes | 2 | 3 | 1,290 | $2,750 | 2026-07-14 | — | |
| townhomes | 2 | 2 | 1,160 | $2,500 | 2026-06-29 | — |
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 |
|---|---|---|---|---|---|---|
| 11504 SW 124th Ct | townhomes | 2 | 2 | 1,101 | $425,000 | 2026-08-21 |
| 14137 SW 121st Pl | townhomes | 2 | 2 | 950 | $310,000 | 2026-08-13 |
| 11231 SW 117th Ct | townhomes | 2 | 2 | 1,257 | $440,000 | 2026-08-12 |
| 12341 SW 114th Ter | townhomes | 2 | 2 | 1,101 | $400,000 | 2026-08-11 |
| 13341 SW 90th Ter Apt G | townhomes | 2 | 2 | 1,446 | $450,000 | 2026-07-31 |
| 14250 SW 94th Cir Ln Unit 104-31 | townhomes | 2 | 3 | 1,302 | $325,000 | 2026-07-24 |
| 11812 SW 103rd Ln | townhomes | 2 | 2 | 1,050 | $435,000 | 2026-07-24 |
| 14609 SW 143rd Place Cir | townhomes | 2 | 2 | 1,285 | $410,000 | 2026-07-17 |
| 12430 SW 94th Ter | townhomes | 2 | 2 | 1,625 | $493,000 | 2026-06-26 |
| 11035 SW 132nd Ct Unit 13-1 | townhomes | 2 | 2 | 1,010 | $369,000 | 2026-06-12 |
| 15022 SW 127th Pl | townhomes | 2 | 2 | 1,095 | $400,000 | 2026-06-12 |
| 13253 SW 110th Ter Unit 19-1 | townhomes | 2 | 2 | 1,010 | $350,000 | 2026-06-02 |
| 14343 SW 97th Ln | townhomes | 2 | 3 | 1,592 | $460,000 | 2026-06-01 |
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 |
|---|---|---|---|---|---|---|
| 12922 SW 88th Ter Unit B206 | condos | 2 | 2 | 921 | $312,000 | — |
| 13380 SW 91st Ter Apt E | townhomes | 2 | 2 | 1,465 | $488,900 | — |
| 9255 SW 125th Ave Apt 310R | condos | 2 | 2 | 965 | $285,000 | — |
| 14353 SW 150th Ter | single_family | 2 | 2 | 1,249 | $498,000 | — |
| 13504 SW 102nd Ln | townhomes | 2 | 2 | 1,222 | $475,000 | — |
| 11209 SW 125th Pl | townhomes | 2 | 2 | 1,101 | $400,000 | — |
| 13250 SW 88th Ter N Unit 303 | condos | 2 | 2 | 939 | $295,000 | — |
| 12455 SW 93rd Ter Unit 403T | condos | 2 | 2 | 965 | $315,000 | — |
10-year hold projection
IRR0.5%
Equity multiple1.08x
Total return (10yr)$60,748
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $411,999 | $11,853 | -$14,459 | $316,530 | $95,469 |
| 2 | $424,359 | $12,300 | -$14,053 | $312,822 | $111,537 |
| 3 | $437,090 | $12,762 | -$13,632 | $308,860 | $128,230 |
| 4 | $450,202 | $13,241 | -$13,197 | $304,625 | $145,577 |
| 5 | $463,708 | $13,736 | -$12,745 | $300,100 | $163,609 |
| 6 | $477,620 | $14,249 | -$12,278 | $295,264 | $182,356 |
| 7 | $491,948 | $14,780 | -$11,793 | $290,096 | $201,852 |
| 8 | $506,707 | $15,329 | -$11,292 | $284,573 | $222,134 |
| 9 | $521,908 | $15,897 | -$10,772 | $278,671 | $243,237 |
| 10 | $537,565 | $16,485 | -$10,234 | $272,363 | $265,202 |
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.