21280 NE 23rd Ave
Miami, FL 33180 · single_family · For Sale · 293 days on market
Asking price$1,799,000
5 beds 4 baths 2,564 sqft
Suggested offer$1,248,795$550,205 above the est. market value of $1,248,795.
View on Realtor.com →Listed by Michael Benmeleh · Beach City Realty
Typesingle_family
Built1964
Price / sqft$702
Est. value (own analysis)$1,248,795
Rent estimate (own analysis)$15,480/mo
HOANone
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Statusfor_sale
Listed date2025-11-13
Removed date—
MLSMiamiMLS #A11913548
Coordinates25.97205, -80.15633
Address21280 NE 23rd Ave
CityMiami
StateFL
Zip33180
Listing ID5597900199
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33180)
Typical home value (ZHVI)$463,036
Typical rent (ZORI)$3,210/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 | $1,799,000 |
| Down payment (20.0%) | $359,800 |
| Loan amount | $1,439,200 |
| Closing costs (5.0%) | $89,950 |
| Total cash to close | $449,750 |
| Income | |
| Rent (comp-derived) | $15,480$185,760 |
| Vacancy loss (8.0%) | |
| Effective gross income | $14,242$170,899 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,848$34,181 |
| Insurance (placeholder 0.8% of price) | $1,199$14,392 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $774$9,288 |
| Total operating expenses | $4,822$57,861 |
| 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) | $774$9,288 |
| 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 | 5 | 3 | 2,455 | $6,400 | 2026-05-29 | — | |
| single_family | 5 | 6 | 3,115 | $30,000 | 2026-01-12 | — | |
| single_family | 5 | 5 | 3,313 | $15,480 | 2026-08-03 | — |
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 |
|---|---|---|---|---|---|---|
| 2280 NE 201st St | single_family | 5 | 4 | 3,174 | $1,925,000 | 2026-07-17 |
| 3752 NE 199th St | single_family | 5 | 7 | 5,218 | $3,850,000 | 2026-07-08 |
| 20100 NE 23rd Ct | single_family | 5 | 4 | 3,552 | $1,730,000 | 2026-06-10 |
| 3757 NE 208th Ter | single_family | 5 | 3 | 2,842 | $2,100,000 | 2026-05-20 |
| 2570 NE 201st St | single_family | 5 | 3 | 2,789 | $1,315,000 | 2026-03-12 |
| 2210 NE 204th St | single_family | 5 | 3 | 4,226 | $1,875,000 | 2026-01-06 |
| 2362 NE 212th Ter | single_family | 5 | 3 | 3,110 | $1,405,000 | 2025-12-08 |
| 2380 NE 214th St | single_family | 5 | 3 | 3,145 | $1,400,000 | 2025-11-24 |
| 20125 NE 25th Ave | single_family | 5 | 5 | — | $2,680,000 | 2025-11-04 |
| 2421 NE 199th St | single_family | 5 | 3 | 2,886 | $2,645,000 | 2025-10-22 |
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 |
|---|---|---|---|---|---|---|
| 19321 NE 22nd Ave | single_family | 5 | 5 | 5,069 | $4,940,000 | — |
| 20001 NE 25th Ave | single_family | 5 | 7 | 3,760 | $4,175,000 | — |
| 2531 NE 195th St | single_family | 5 | 4 | 2,759 | $1,975,000 | — |
| 2330 NE 195th St | single_family | 5 | 4 | 2,335 | $1,550,000 | — |
| single_family | 5 | 2 | 2,087 | $1,305,770 | — | |
| 19810 NE 22nd Ave | single_family | 5 | 3 | 2,837 | $1,520,000 | — |
| 19941 NE 36th Pl | single_family | 5 | 6 | 3,511 | $2,975,000 | — |
| 3188 NE 211th Ter | single_family | 5 | 5 | 2,949 | $2,399,000 | — |
10-year hold projection
IRR9.9%
Equity multiple2.55x
Total return (10yr)$929,980
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,852,970 | $113,038 | -$7,234 | $1,423,596 | $429,374 |
| 2 | $1,908,559 | $116,719 | -$3,786 | $1,406,920 | $501,639 |
| 3 | $1,965,816 | $120,517 | -$226 | $1,389,099 | $576,717 |
| 4 | $2,024,790 | $124,436 | $3,450 | $1,370,055 | $654,736 |
| 5 | $2,085,534 | $128,481 | $7,244 | $1,349,702 | $735,832 |
| 6 | $2,148,100 | $132,655 | $11,162 | $1,327,952 | $820,148 |
| 7 | $2,212,543 | $136,962 | $15,206 | $1,304,708 | $907,835 |
| 8 | $2,278,919 | $141,406 | $19,381 | $1,279,869 | $999,051 |
| 9 | $2,347,287 | $145,992 | $23,691 | $1,253,323 | $1,093,964 |
| 10 | $2,417,706 | $150,724 | $28,141 | $1,224,954 | $1,192,751 |
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.