260 NW 109th Ave Apt 204
Miami, FL 33172 · condos · For Sale · 13 days on market
Asking price$445,000
3 beds 3 baths 1,349 sqft
Suggested offer$384,155$60,845 above the est. market value of $384,155.
View on Realtor.com →Listed by Libby Perez · LPT Realty
Typecondos
Built2016
Price / sqft$330
Est. value (own analysis)$384,155
Rent estimate (own analysis)$2,925/mo
HOA$434/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-20
Removed date—
MLSMiamiMLS #A12074878
Coordinates25.77053, -80.37426
Address260 NW 109th Ave Apt 204
CityMiami
StateFL
Zip33172
Listing ID5619267583
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33172)
Typical home value (ZHVI)$300,752
Typical rent (ZORI)$2,402/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 | $445,000 |
| Down payment (20.0%) | $89,000 |
| Loan amount | $356,000 |
| Closing costs (5.0%) | $22,250 |
| Total cash to close | $111,250 |
| Income | |
| Rent (comp-derived) | $2,925$35,100 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,691$32,292 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $705$8,455 |
| Insurance (est. scaled by flood & wind risk) | $445$5,340 |
| HOA dues | $434$5,208 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $146$1,755 |
| Total operating expenses | $1,730$20,758 |
| 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) | $146$1,755 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 2 | 1,175 | $2,750 | 2026-08-18 | — | |
| condos | 3 | 2 | 1,290 | $3,300 | 2026-08-14 | — | |
| condos | 3 | 2 | 1,280 | $3,100 | 2026-08-13 | — | |
| condos | 3 | 2 | 1,565 | $3,300 | 2026-08-11 | — | |
| condos | 3 | 2 | 1,275 | $2,650 | 2026-08-04 | — | |
| condos | 3 | 2 | 1,215 | $3,000 | 2026-07-23 | — | |
| apartment | 3 | 2 | 1,270 | $3,000 | 2026-07-22 | — | |
| condos | 3 | 2 | 1,395 | $2,800 | 2026-07-03 | — | |
| apartment | 3 | 2 | 1,290 | $3,000 | 2026-06-29 | — | |
| condos | 3 | 2 | 1,430 | $3,000 | 2026-08-27 | — | |
| condos | 3 | 2 | 1,761 | $2,600 | 2026-06-08 | — | |
| condos | 3 | 3 | 1,512 | $2,950 | 2026-06-05 | — | |
| condos | 3 | 3 | 1,536 | $3,250 | 2026-05-28 | — | |
| condos | 3 | 2 | 1,192 | $2,600 | 2026-09-01 | — | |
| condos | 3 | 2 | 1,215 | $2,950 | 2026-07-29 | — | |
| condos | 3 | 2 | 1,130 | $3,000 | 2026-04-10 | — | |
| condos | 3 | 3 | 1,319 | $2,725 | 2026-04-16 | — | |
| condos | 3 | 2 | 1,575 | $2,700 | 2026-03-05 | — | |
| apartment | 3 | 2 | 1,000 | $2,788 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,790 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,713 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,661 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,801 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,788 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,728 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,624 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,728 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,754 | — | — | |
| apartment | 3 | 2 | 1,000 | $2,749 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,224 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,234 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,259 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,209 | — | — | |
| condos | 3 | 2 | 1,050 | $2,250 | 2026-08-19 | — | |
| condos | 3 | 2 | 1,050 | $2,900 | 2026-07-14 | — | |
| apartment | 3 | 2 | 1,226 | $3,000 | 2025-12-03 | — | |
| condos | 3 | 2 | 1,015 | $2,500 | 2026-08-10 | — | |
| apartment | 3 | 2 | 1,268 | $3,508 | — | — | |
| apartment | 3 | 2 | 1,268 | $3,418 | — | — | |
| condos | 3 | 2 | 1,192 | $2,650 | 2026-09-02 | — | |
| condos | 3 | 3 | 1,445 | $3,000 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 23 NW 109th Ave Unit 5S | condos | 3 | 2 | 1,338 | $505,000 | 2026-08-21 |
| 9907 NW 9th St Cir Unit 15-20 | condos | 3 | 3 | 1,536 | $308,750 | 2026-08-19 |
| 9210 Fontainebleau Blvd Apt 104 | condos | 3 | 3 | 1,682 | $340,000 | 2026-08-10 |
| 10012 NW 7th St Unit 111 | condos | 3 | 2 | 1,340 | $399,000 | 2026-08-05 |
| 10133 NW 5th Ter Unit 3-6 | condos | 3 | 2 | 1,156 | $357,000 | 2026-07-28 |
| 10833 NW 7th St Apt 10-22 | condos | 3 | 2 | 1,215 | $345,000 | 2026-07-17 |
| 9746 NW 4th Ln Unit 9746 | condos | 3 | 3 | 1,340 | $410,000 | 2026-06-30 |
| 9937 NW 9th St Cir Unit 13-19 | condos | 3 | 2 | 1,402 | $355,000 | 2026-06-18 |
| 10865 NW 7th St Unit 24-21 | condos | 3 | 2 | 1,215 | $370,000 | 2026-06-17 |
| 10839 NW 7th St Apt 12-24 | condos | 3 | 2 | 1,215 | $335,000 | 2026-06-09 |
| 9340 Fontainebleau Blvd Unit W505 | condos | 3 | 2 | 1,245 | $360,000 | 2026-06-03 |
| 10012 NW 7th St Unit 214 | condos | 3 | 3 | 1,491 | $407,000 | 2026-05-29 |
| 10012 NW 7th St Unit 206 | condos | 3 | 3 | 1,491 | $410,000 | 2026-05-26 |
| 9340 Fontainebleau Blvd Unit W310 | condos | 3 | 2 | 1,187 | $320,000 | 2026-05-12 |
| 10936 NW 7th St Apt 1003 | condos | 3 | 2 | 1,424 | $415,000 | 2026-04-06 |
| 10012 NW 7th St Unit 107 | condos | 3 | 2 | 1,340 | $383,000 | 2026-03-23 |
| 10010 NW 9th St Cir Apt 203 | condos | 3 | 2 | 1,275 | $330,000 | 2026-03-06 |
| 570 NW 109th Ave Unit 1204 | condos | 3 | 3 | 1,610 | $410,000 | 2026-03-02 |
| 290 NW 109th Ave Apt 216 | condos | 3 | 3 | 1,349 | $415,000 | 2026-02-04 |
| 10077 NW 5th Ter Unit 10077 | condos | 3 | 2 | 1,156 | $359,000 | 2026-01-20 |
| 10012 NW 7th St Unit 104 | condos | 3 | 3 | 1,491 | $396,000 | 2025-12-04 |
| 10873 NW 7th St Unit 13-37 | condos | 3 | 2 | 1,215 | $347,000 | 2025-11-25 |
| 703 NW 105th Pl Unit C1 | condos | 3 | 3 | 1,783 | $420,000 | 2025-11-24 |
| 9770 NW 4th Ln Unit 9770 | condos | 3 | 2 | 1,395 | $403,500 | 2025-11-14 |
| 241 W Park Dr Unit 5-103 | condos | 3 | 2 | 1,083 | $340,000 | 2025-10-02 |
| 9375 Fontainebleau Blvd Apt L420 | condos | 3 | 3 | 1,415 | $255,000 | 2025-09-25 |
| 311 W Park Dr Unit 101-13 | condos | 3 | 2 | 1,083 | $329,000 | 2025-09-22 |
| 9682 Fontainebleau Blvd Apt 110 | condos | 3 | 2 | 1,277 | $312,000 | 2025-09-19 |
| 471 NW 98th Ct Unit 471 | condos | 3 | 2 | 1,066 | $410,000 | 2025-09-19 |
| 221 NW 109th Ave Unit 3-221 | condos | 3 | 3 | 1,493 | $390,000 | 2025-09-02 |
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 |
|---|---|---|---|---|---|---|
| 9340 Fontainebleau Blvd Unit W507 | condos | 3 | 2 | 1,177 | $385,000 | — |
| 860 NW 106th Ave Unit 3B3-5 | townhomes | 3 | 2 | 1,360 | $405,000 | — |
| 10895 NW 7th St Unit 14-28 | condos | 3 | 2 | 1,215 | $315,000 | — |
| 291 W Park Dr Unit 9-201 | condos | 3 | 2 | 1,130 | $364,999 | — |
| 9240 Fontainebleau Blvd Apt 204 | condos | 3 | 3 | 1,610 | $329,900 | — |
| 501 NW 98th Ct Unit 501 | condos | 3 | 3 | 1,546 | $473,000 | — |
| 10875 NW 7th St Unit 23-36 | condos | 3 | 2 | 1,215 | $385,000 | — |
| 10339 NW 9th St Cir Unit 2-2 | condos | 3 | 2 | 1,245 | $400,000 | — |
10-year hold projection
IRR-0.5%
Equity multiple0.92x
Total return (10yr)$49,478
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $458,350 | $11,534 | -$17,674 | $352,140 | $106,210 |
| 2 | $472,101 | $11,984 | -$17,268 | $348,015 | $124,085 |
| 3 | $486,264 | $12,450 | -$16,847 | $343,607 | $142,656 |
| 4 | $500,851 | $12,932 | -$16,411 | $338,896 | $161,955 |
| 5 | $515,877 | $13,432 | -$15,958 | $333,862 | $182,015 |
| 6 | $531,353 | $13,950 | -$15,489 | $328,482 | $202,871 |
| 7 | $547,294 | $14,485 | -$15,003 | $322,733 | $224,561 |
| 8 | $563,713 | $15,040 | -$14,499 | $316,588 | $247,124 |
| 9 | $580,624 | $15,615 | -$13,976 | $310,022 | $270,602 |
| 10 | $598,043 | $16,210 | -$13,435 | $303,005 | $295,038 |
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.