1141 N Biscayne Point Rd
Miami Beach, FL 33141 · single_family · For Sale · 50 days on market
Asking price$15,900,000
4 beds 5 baths 4,299 sqft
Suggested offer$5,182,058$10,717,942 above the est. market value of $5,182,058.
View on Realtor.com →Listed by Dina Goldentayer · Douglas Elliman - 120 Ocean Drive
Typesingle_family
Built2026
Price / sqft$3699
Est. value (own analysis)$5,182,058
Rent estimate (own analysis)$20,725/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-14
Removed date—
MLSMiamiMLS #A12052876
Coordinates25.86690, -80.12969
Address1141 N Biscayne Point Rd
CityMiami Beach
StateFL
Zip33141
Listing ID5609945322
Sourceus-real-estate-listings, cached 2026-08-31
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 | $15,900,000 |
| Down payment (20.0%) | $3,180,000 |
| Loan amount | $12,720,000 |
| Closing costs (5.0%) | $795,000 |
| Total cash to close | $3,975,000 |
| Income | |
| Rent (comp-derived) | $20,725$248,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $19,067$228,804 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $25,175$302,100 |
| Insurance (est. scaled by flood & wind risk) | $20,670$248,040 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,036$12,435 |
| Total operating expenses | $46,881$562,575 |
| 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) | $1,036$12,435 |
| 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 | 4 | 3 | 2,874 | $15,000 | 2026-08-25 | — | |
| single_family | 4 | 3 | 3,611 | $9,800 | 2026-07-15 | — | |
| single_family | 4 | 3 | 3,238 | $16,000 | 2026-08-14 | — | |
| single_family | 4 | 4 | 3,260 | $30,000 | 2026-05-18 | — | |
| single_family | 4 | 4 | 4,645 | $42,000 | 2026-04-15 | — | |
| single_family | 4 | 3 | 4,232 | $31,000 | 2025-11-21 | — | |
| single_family | 4 | 4 | 3,126 | $18,950 | 2026-07-20 | — | |
| single_family | 4 | 5 | 3,206 | $24,500 | 2026-06-03 | — | |
| single_family | 4 | 4 | 3,495 | $22,500 | 2026-07-01 | — | |
| single_family | 4 | 3 | 2,874 | $15,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 1405 Stillwater Dr | single_family | 4 | 3 | 3,019 | $3,975,000 | 2026-08-28 |
| 545 S Shore Dr | single_family | 4 | 5 | 3,375 | $2,700,000 | 2026-08-28 |
| 970 S Shore Dr | single_family | 4 | 5 | 3,016 | $3,300,000 | 2026-08-17 |
| 425 N Shore Dr | single_family | 4 | 3 | 4,502 | $7,000,000 | 2026-07-27 |
| 7544 Adventure Ave | single_family | 4 | 3 | 1,574 | $980,000 | 2026-07-17 |
| 1323 Cleveland Rd | single_family | 4 | 3 | 2,011 | $2,100,000 | 2026-06-22 |
| 6380 N Bay Rd | single_family | 4 | 4 | 4,494 | $25,500,000 | 2026-05-20 |
| 1275 N Biscayne Point Rd | single_family | 4 | 3 | 2,523 | $7,200,000 | 2026-05-18 |
| 765 N Shore Dr | single_family | 4 | 3 | 3,650 | $5,900,000 | 2026-04-15 |
| 1681 Bay Dr | single_family | 4 | 1 | 1,939 | $840,000 | 2026-03-30 |
| 1510 Stillwater Dr | single_family | 4 | 5 | 3,468 | $8,388,900 | 2026-03-23 |
| 84 LA Gorce Cir | single_family | 4 | 6 | 5,364 | $31,500,000 | 2026-03-19 |
| 1524 Biarritz Dr | single_family | 4 | 4 | 2,406 | $1,200,000 | 2026-03-11 |
| 7517 Hispanola Ave | single_family | 4 | 3 | — | $980,000 | 2026-01-23 |
| 1375 N Biscayne Point Rd | single_family | 4 | 3 | 3,934 | $5,524,500 | 2026-01-05 |
| 833 86th St | single_family | 4 | 2 | 1,696 | $3,000,000 | 2025-12-22 |
| 7820 Noremac Ave | single_family | 4 | 2 | 2,064 | $1,150,000 | 2025-12-17 |
| 995 S Shore Dr | single_family | 4 | 3 | 2,583 | $1,250,000 | 2025-12-15 |
| 2440 N Shore Ter | single_family | 4 | 4 | 3,442 | $7,250,000 | 2025-12-08 |
| 420 N Shore Dr | single_family | 4 | 2 | 2,474 | $2,000,000 | 2025-12-08 |
| 1560 Bay Dr | single_family | 4 | 4 | 4,385 | $4,600,000 | 2025-10-30 |
| 1820 Daytonia Rd | single_family | 4 | 3 | 2,863 | $5,650,000 | 2025-09-15 |
| 1500 71st St | single_family | 4 | 3 | 2,620 | $1,185,000 | 2025-09-08 |
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 |
|---|---|---|---|---|---|---|
| 7940 West Dr Unit 1501 | condos | 4 | 5 | 3,247 | $6,998,200 | — |
| 7940 West Dr Unit SR02 | condos | 4 | 5 | 4,818 | $12,965,000 | — |
| 265 Fairway Dr | single_family | 4 | 4 | 2,509 | $3,189,000 | — |
| 7970 Hawthorne Ave | single_family | 4 | 3 | 2,496 | $2,670,000 | — |
| 6899 Collins Ave Unit 2708 | condos | 4 | 3 | 2,670 | $4,995,000 | — |
| 1324 Normandy Dr | single_family | 4 | 3 | 1,538 | $1,184,888 | — |
| 270 N Shore Dr | single_family | 4 | 4 | 3,164 | $3,980,000 | — |
| 1548 Biarritz Dr | single_family | 4 | 4 | 2,580 | $2,950,000 | — |
10-year hold projection
IRR-12.2%
Equity multiple-1.10x
Total return (10yr)-$6,266,312
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $16,377,000 | -$333,771 | -$1,327,112 | $12,582,087 | $3,794,913 |
| 2 | $16,868,310 | -$340,971 | -$1,334,623 | $12,434,703 | $4,433,607 |
| 3 | $17,374,359 | -$348,317 | -$1,342,288 | $12,277,198 | $5,097,161 |
| 4 | $17,895,590 | -$355,811 | -$1,350,108 | $12,108,878 | $5,786,713 |
| 5 | $18,432,458 | -$363,457 | -$1,358,088 | $11,928,998 | $6,503,460 |
| 6 | $18,985,432 | -$371,255 | -$1,366,230 | $11,736,766 | $7,248,666 |
| 7 | $19,554,994 | -$379,211 | -$1,374,537 | $11,531,333 | $8,023,661 |
| 8 | $20,141,644 | -$387,325 | -$1,383,012 | $11,311,793 | $8,829,851 |
| 9 | $20,745,894 | -$395,601 | -$1,391,658 | $11,077,177 | $9,668,717 |
| 10 | $21,368,270 | -$404,042 | -$1,400,477 | $10,826,449 | $10,541,821 |
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.