1981 S Oak Haven Cir
Miami, FL 33179 · single_family · Pending — under contract · 393 days on market
Asking price$2,100,000
5 beds 5 baths 3,840 sqft
Suggested offer$1,837,286$262,714 above the est. market value of $1,837,286.
View on Realtor.com →Listed by Avraham Werde · COMPASS
Typesingle_family
Built1981
Price / sqft$547
Est. value (own analysis)$1,837,286
Rent estimate (own analysis)$12,475/mo
HOA$950/mo
1 / 39
Show every detail
Statusfor_sale
Listed date2025-08-05
Removed date—
MLSMiamiMLS #A11847835
Coordinates25.96037, -80.16357
Address1981 S Oak Haven Cir
CityMiami
StateFL
Zip33179
Listing ID5640532437
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33179)
Typical home value (ZHVI)$274,207
Typical rent (ZORI)$2,257/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 | $2,100,000 |
| Down payment (20.0%) | $420,000 |
| Loan amount | $1,680,000 |
| Closing costs (5.0%) | $105,000 |
| Total cash to close | $525,000 |
| Income | |
| Rent (comp-derived) | $12,475$149,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $11,477$137,724 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,325$39,900 |
| Insurance (placeholder 0.8% of price) | $1,400$16,800 |
| HOA dues | $950$11,400 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $624$7,485 |
| Total operating expenses | $6,299$75,585 |
| 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) | $624$7,485 |
| 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 | 5 | 4,197 | $19,900 | 2026-06-17 | — | |
| single_family | 5 | 3 | 2,588 | $6,000 | 2026-05-27 | — | |
| single_family | 5 | 5 | 4,400 | $18,000 | 2026-05-26 | — | |
| single_family | 5 | 5 | 3,470 | $45,000 | 2026-05-15 | — | |
| single_family | 5 | 4 | 3,275 | $10,000 | 2025-11-16 | — | |
| single_family | 5 | 5 | 4,119 | $18,500 | 2026-04-01 | — | |
| single_family | 5 | 5 | 4,057 | $14,950 | 2026-04-20 | — | |
| single_family | 5 | 3 | 2,702 | $5,500 | — | — | |
| single_family | 5 | 3 | 2,700 | $10,000 | 2026-07-29 | — | |
| single_family | 5 | 3 | 2,602 | $9,000 | 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 |
|---|---|---|---|---|---|---|
| 2021 NE 212th St | single_family | 5 | 5 | 3,880 | $2,600,000 | 2026-08-31 |
| 2140 NE 206th St | single_family | 5 | 3 | 2,287 | $1,010,000 | 2026-07-31 |
| 1961 S Oak Haven Cir | single_family | 5 | 5 | 4,856 | $2,050,000 | 2026-06-17 |
| 1870 NE 197th Ter | single_family | 5 | 3 | 2,837 | $1,188,000 | 2026-05-27 |
| 2110 NE 198th Ter | single_family | 5 | 3 | 3,412 | $1,651,000 | 2026-05-26 |
| 1270 North Dr | single_family | 5 | 4 | 1,600 | $599,000 | 2026-05-04 |
| 312 NE 210th Way | single_family | 5 | 5 | 2,833 | $1,475,000 | 2026-04-30 |
| 2156 NE 187th St | single_family | 5 | 3 | 2,462 | $1,650,000 | 2026-02-10 |
| 617 NE 191st St | single_family | 5 | 4 | 2,702 | $1,150,000 | 2026-02-02 |
| 1860 NE 199th St | single_family | 5 | 3 | 2,883 | $1,729,000 | 2026-02-02 |
| 19501 Ambassador Ct | single_family | 5 | 5 | 4,780 | $2,757,000 | 2026-01-12 |
| 20335 NE 20th Ct | single_family | 5 | 7 | 3,277 | $2,100,000 | 2025-12-24 |
| 1990 NE 197th Ter | single_family | 5 | 4 | 2,337 | $1,300,000 | 2025-12-22 |
| 20101 NE 20th Ct | single_family | 5 | 3 | 2,584 | $1,370,000 | 2025-12-18 |
| 2131 NE 202nd St | single_family | 5 | 3 | 4,180 | $1,840,000 | 2025-12-11 |
| 2011 NE 211th St | single_family | 5 | 2 | 2,767 | $1,305,000 | 2025-11-13 |
| 1930 NE 193rd St | single_family | 5 | 5 | 5,285 | $2,500,000 | 2025-11-03 |
| 1330 NE 212th Ter | single_family | 5 | 3 | 1,782 | $480,000 | 2025-10-03 |
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 |
|---|---|---|---|---|---|---|
| 19200 NE 14th Ct | single_family | 5 | 5 | 4,336 | $3,188,990 | — |
| 19200 NE 14th Ct | single_family | 5 | 4 | 4,119 | $2,985,990 | — |
| 1875 NE 193rd St | single_family | 5 | 5 | 3,360 | $4,099,000 | — |
| 19200 NE 14th Ct | single_family | 5 | 4 | 4,095 | $2,795,990 | — |
| 19613 NE 14th Ave | single_family | 5 | 5 | 4,336 | $3,188,990 | — |
| 19662 NE 14th Ct | single_family | 5 | 4 | 4,095 | $2,865,890 | — |
| 19668 NE 14th Ave | single_family | 5 | 4 | 3,550 | $2,649,690 | — |
| 19200 NE 14th Ct | single_family | 5 | 4 | 3,550 | $2,590,990 | — |
10-year hold projection
IRR0.6%
Equity multiple1.10x
Total return (10yr)$324,966
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,163,000 | $62,139 | -$74,900 | $1,661,785 | $501,215 |
| 2 | $2,227,890 | $64,381 | -$72,845 | $1,642,319 | $585,571 |
| 3 | $2,294,727 | $66,700 | -$70,718 | $1,621,517 | $673,210 |
| 4 | $2,363,569 | $69,098 | -$68,516 | $1,599,286 | $764,283 |
| 5 | $2,434,476 | $71,578 | -$66,238 | $1,575,528 | $858,947 |
| 6 | $2,507,510 | $74,142 | -$63,880 | $1,550,139 | $957,371 |
| 7 | $2,582,735 | $76,794 | -$61,440 | $1,523,007 | $1,059,729 |
| 8 | $2,660,217 | $79,536 | -$58,915 | $1,494,011 | $1,166,206 |
| 9 | $2,740,024 | $82,372 | -$56,302 | $1,463,024 | $1,277,000 |
| 10 | $2,822,224 | $85,303 | -$53,598 | $1,429,909 | $1,392,316 |
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.