789 NE 83rd St
Miami, FL 33138 · single_family · For Sale · 141 days on market
Asking price$5,000,000
5 beds 4 baths 5,400 sqft
Suggested offer$4,937,440$62,560 above the est. market value of $4,937,440.
View on Realtor.com →Listed by Miltiadis Kastanis · COMPASS
Typesingle_family
Built2027
Price / sqft$926
Est. value (own analysis)$4,937,440
Rent estimate (own analysis)$25,000/mo
HOANone
1 / 7
Show every detail
Statusfor_sale
Listed date2026-04-14
Removed date—
MLSMiamiMLS #A12000352
Coordinates25.85196, -80.18051
Address789 NE 83rd St
CityMiami
StateFL
Zip33138
Listing ID5605186134
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33138)
Typical home value (ZHVI)$806,988
Typical rent (ZORI)$2,367/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 | $5,000,000 |
| Down payment (20.0%) | $1,000,000 |
| Loan amount | $4,000,000 |
| Closing costs (5.0%) | $250,000 |
| Total cash to close | $1,250,000 |
| Income | |
| Rent (comp-derived) | $25,000$300,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,000$276,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $7,917$95,000 |
| Insurance (placeholder 0.8% of price) | $3,333$40,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,250$15,000 |
| Total operating expenses | $12,500$150,000 |
| 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) | $1,250$15,000 |
| 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 | 6 | 4,646 | $45,000 | 2026-08-13 | — | |
| single_family | 5 | 5 | 3,600 | $25,000 | 2026-05-18 | — | |
| single_family | 5 | 4 | 4,119 | $25,000 | 2026-03-05 | — |
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 |
|---|---|---|---|---|---|---|
| 436 NE 88th St | single_family | 5 | 2 | 2,324 | $2,050,000 | 2026-08-12 |
| 390 NE 103rd St | single_family | 5 | 4 | 2,770 | $1,690,000 | 2026-07-31 |
| 1234 NE 96th St | single_family | 5 | 6 | 5,812 | $3,125,000 | 2026-07-24 |
| 1009 NE 104th St | single_family | 5 | 5 | 4,156 | $3,800,000 | 2026-06-15 |
| 967 NE 78th St | single_family | 5 | 6 | 3,480 | $4,350,000 | 2026-06-10 |
| 7333 Belle Meade Blvd | single_family | 5 | 6 | 4,382 | $9,200,000 | 2026-06-08 |
| 144 NE 91st St | single_family | 5 | 4 | 2,431 | $1,227,500 | 2026-06-05 |
| 1200 NE 94th St | single_family | 5 | 6 | 5,155 | $6,600,000 | 2026-06-05 |
| 941 NE 92nd St | single_family | 5 | 5 | 4,504 | $4,200,000 | 2026-06-02 |
| 549 NE 95th St | single_family | 5 | 7 | 5,109 | $6,400,000 | 2026-05-21 |
| 769 NE 72nd Ter | single_family | 5 | 7 | 4,210 | $5,100,000 | 2026-05-19 |
| 1039 NE 72nd St | single_family | 5 | 4 | 5,184 | $8,650,000 | 2026-05-14 |
| 692 NE 70th St | single_family | 5 | 3 | 2,997 | $2,000,000 | 2026-05-04 |
| 1000 NE 89th St | single_family | 5 | 7 | 3,742 | $2,550,000 | 2026-04-23 |
| 754 NE 71st St | single_family | 5 | 3 | 3,192 | $1,500,000 | 2026-03-17 |
| 9800 NE 13th Ave | single_family | 5 | 4 | 3,616 | $2,400,000 | 2026-02-13 |
| 165 NE 70th St | single_family | 5 | 3 | 1,832 | $440,000 | 2026-02-13 |
| 741 NE 70th St | single_family | 5 | 4 | 3,012 | $2,100,000 | 2026-01-30 |
| 309 NE 99th St | single_family | 5 | 6 | 5,119 | $5,420,000 | 2026-01-12 |
| 1075 NE 89th St | single_family | 5 | 4 | 3,225 | $2,830,000 | 2026-01-08 |
| 1501 NE 103rd St | single_family | 5 | 4 | 4,076 | $4,500,000 | 2025-12-23 |
| 7305 Belle Meade Island Dr | single_family | 5 | 7 | 5,805 | $10,555,600 | 2025-12-16 |
| 1070 NE 93rd St | single_family | 5 | 6 | 3,240 | $3,500,000 | 2025-12-05 |
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 |
|---|---|---|---|---|---|---|
| 421 NE 70th St | single_family | 5 | 3 | 1,147 | $980,000 | — |
| 1155 NE 89th St | single_family | 5 | 6 | — | $10,000,000 | — |
| 7725 NE 8th Ave | single_family | 5 | 6 | 4,504 | $10,000,000 | — |
| 900 NE 75th St | single_family | 5 | 6 | 5,378 | $8,950,000 | — |
| 1141 NE 90th St | single_family | 5 | 5 | — | $4,950,000 | — |
| 994-990 NE 78th | single_family | 5 | 5 | 3,255 | $7,500,000 | — |
| 7111 NE 10th Ave | single_family | 5 | 6 | 7,065 | $17,200,000 | — |
| 7105 NE 10th Ave | single_family | 5 | 6 | 7,169 | $17,500,000 | — |
10-year hold projection
IRR-0.5%
Equity multiple0.91x
Total return (10yr)$545,901
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,150,000 | $126,000 | -$197,461 | $3,956,631 | $1,193,369 |
| 2 | $5,304,500 | $130,530 | -$193,306 | $3,910,284 | $1,394,216 |
| 3 | $5,463,635 | $135,215 | -$189,006 | $3,860,754 | $1,602,881 |
| 4 | $5,627,544 | $140,059 | -$184,555 | $3,807,823 | $1,819,721 |
| 5 | $5,796,370 | $145,069 | -$179,950 | $3,751,257 | $2,045,113 |
| 6 | $5,970,261 | $150,248 | -$175,184 | $3,690,807 | $2,279,455 |
| 7 | $6,149,369 | $155,604 | -$170,252 | $3,626,205 | $2,523,164 |
| 8 | $6,333,850 | $161,142 | -$165,149 | $3,557,168 | $2,776,683 |
| 9 | $6,523,866 | $166,868 | -$159,869 | $3,483,389 | $3,040,477 |
| 10 | $6,719,582 | $172,788 | -$154,406 | $3,404,544 | $3,315,038 |
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.