21 NW 32nd Ct
Miami, FL 33125 · multi_family · For Sale · 20 days on market
Asking price$799,999
4 beds 2 baths 1,680 sqft
Suggested offer$515,693$284,306 above the est. market value of $515,693.
View on Realtor.com →Listed by Sandra Pereira · A + International Realty Inc
Typemulti_family
Built1960
Price / sqft$476
Est. value (own analysis)$515,693
Rent estimate (building total, own analysis)$4,805/mo
HOANone
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Statusfor_sale
Listed date2026-08-13
Removed date—
MLSMiamiMLS #A12067996
Coordinates25.77247, -80.24784
Address21 NW 32nd Ct
CityMiami
StateFL
Zip33125
Listing ID5594472495
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33125)
Typical home value (ZHVI)$466,681
Typical rent (ZORI)$2,360/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 | $799,999 |
| Down payment (20.0%) | $160,000 |
| Loan amount | $639,999 |
| Closing costs (5.0%) | $40,000 |
| Total cash to close | $200,000 |
| Income | |
| Rent (estimate) | $4,805$57,658 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,420$53,045 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,267$15,200 |
| Insurance (placeholder 0.8% of price) | $533$6,400 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $240$2,883 |
| Total operating expenses | $2,040$24,483 |
| 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) | $240$2,883 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| multi_family | 4 | 2 | 1,686 | $3,400 | 2026-08-24 | — |
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 |
|---|---|---|---|---|---|---|
| 460 NW 25th Ct | multi_family | 4 | 2 | 1,584 | $424,000 | 2026-08-12 |
| 1851 NW 22nd Ct | multi_family | 4 | 4 | 1,995 | $570,000 | 2026-07-07 |
| 1397 NW 28th Ave | multi_family | 4 | 4 | 3,184 | $900,000 | 2026-06-01 |
| 1342 NW 1st St | multi_family | 4 | 2 | 1,950 | $640,000 | 2026-05-27 |
| 1361 NW 6th St | multi_family | 4 | 3 | 1,992 | $1,413,000 | 2026-03-05 |
| 954 NW 34th Ave | multi_family | 4 | 4 | 2,066 | $805,000 | 2026-02-26 |
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 |
|---|---|---|---|---|---|---|
| 201 NW 25th Ave | single_family | 4 | 2 | 2,085 | $700,000 | — |
| 3536 NW 14th Ter | single_family | 4 | 3 | 1,760 | $785,000 | — |
| 1442 NW 2nd St | single_family | 4 | 2 | 1,598 | $5,000,000 | — |
| 1888 NW 18th St | multi_family | 4 | 2 | 1,366 | $480,000 | — |
| 112 NW 24th Ct | single_family | 4 | 3 | — | $1,200,000 | — |
| 1600 NW 29th Ave | single_family | 4 | 2 | 1,448 | $620,000 | — |
| 2323 NW 1st St | single_family | 4 | 3 | 1,950 | $679,999 | — |
| 2315 NW 3rd St | single_family | 4 | 3 | 1,976 | $1,150,000 | — |
10-year hold projection
IRR2.3%
Equity multiple1.37x
Total return (10yr)$178,382
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $823,999 | $28,562 | -$23,674 | $633,060 | $190,939 |
| 2 | $848,719 | $29,541 | -$22,767 | $625,645 | $223,074 |
| 3 | $874,181 | $30,553 | -$21,829 | $617,720 | $256,461 |
| 4 | $900,406 | $31,598 | -$20,860 | $609,251 | $291,155 |
| 5 | $927,418 | $32,678 | -$19,858 | $600,200 | $327,218 |
| 6 | $955,241 | $33,794 | -$18,822 | $590,528 | $364,712 |
| 7 | $983,898 | $34,946 | -$17,751 | $580,192 | $403,706 |
| 8 | $1,013,415 | $36,136 | -$16,644 | $569,146 | $444,269 |
| 9 | $1,043,817 | $37,366 | -$15,500 | $557,341 | $486,476 |
| 10 | $1,075,132 | $38,636 | -$14,318 | $544,726 | $530,406 |
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.