7820 SW 89th Ln
Miami, FL 33156 · single_family · For Sale · 23 days on market
Asking price$1,499,999
3 beds 4 baths 2,246 sqft
Listed by Stephen Hachey · Flat Fee MLS Realty
Typesingle_family
Built1982
Price / sqft$668
Est. value (own analysis)$1,530,535
Rent estimate (own analysis)$6,250/mo
HOA$595/mo
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Statusfor_sale
Listed date2026-08-10
Removed date—
MLSMiamiMLS #A12066912
Coordinates25.68682, -80.32181
Address7820 SW 89th Ln
CityMiami
StateFL
Zip33156
Listing ID5661828960
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33156)
Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/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 | $1,499,999 |
| Down payment (20.0%) | $300,000 |
| Loan amount | $1,199,999 |
| Closing costs (5.0%) | $75,000 |
| Total cash to close | $375,000 |
| Income | |
| Rent (comp-derived) | $6,250$75,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,750$69,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,375$28,500 |
| Insurance (placeholder 0.8% of price) | $1,000$12,000 |
| HOA dues | $595$7,140 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $313$3,750 |
| Total operating expenses | $4,283$51,390 |
| 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) | $313$3,750 |
| 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 | 3 | 2 | 1,806 | $5,400 | 2026-08-11 | — | |
| single_family | 3 | 2 | 1,702 | $5,499 | 2026-06-01 | — | |
| single_family | 3 | 2 | 2,403 | $7,400 | 2026-07-31 | — | |
| single_family | 3 | 2 | 1,649 | $5,000 | 2026-08-03 | — | |
| single_family | 3 | 3 | 1,921 | $8,350 | 2026-08-24 | — | |
| single_family | 3 | 2 | 1,526 | $6,250 | 2026-05-07 | — | |
| single_family | 3 | 2 | 1,526 | $6,000 | 2026-08-10 | — | |
| single_family | 3 | 2 | 2,009 | $6,900 | 2026-03-26 | — | |
| single_family | 3 | 2 | 2,480 | $7,800 | 2026-06-17 | — | |
| single_family | 3 | 2 | 1,526 | $6,000 | 2026-08-21 | — | |
| single_family | 3 | 2 | 2,184 | $9,975 | — | — |
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 |
|---|---|---|---|---|---|---|
| 8331 SW 100th St | single_family | 3 | 2 | 1,191 | $173,370,070 | 2026-08-21 |
| 8005 SW 106th St | single_family | 3 | 2 | 2,920 | $1,375,000 | 2026-08-12 |
| 13200 SW 83rd Ave | single_family | 3 | 2 | 2,492 | $1,225,000 | 2026-08-07 |
| 12515 SW 85th Avenue Rd | single_family | 3 | 2 | 1,379 | $400,000 | 2026-08-07 |
| 8340 SW 96th St | single_family | 3 | 2 | 1,999 | $1,300,000 | 2026-08-03 |
| 8200 SW 102nd St | single_family | 3 | 2 | 2,112 | $1,775,000 | 2026-07-30 |
| 12420 SW 69th Ave | single_family | 3 | 2 | 1,467 | $1,575,000 | 2026-07-28 |
| 8889 SW 78th Ct | single_family | 3 | 3 | 2,246 | $1,285,000 | 2026-07-10 |
| 1140 San Pedro Ave | single_family | 3 | 2 | 3,079 | $5,891,667 | 2026-07-08 |
| 11220 SW 74th Ave | single_family | 3 | 2 | 2,115 | $1,700,000 | 2026-06-30 |
| 9830 SW 69th Ave | single_family | 3 | 2 | 1,996 | $1,625,000 | 2026-06-30 |
| 13276 SW 58th Ct | single_family | 3 | 3 | 2,625 | $1,575,000 | 2026-06-26 |
| 8640 SW 125th St | single_family | 3 | 2 | 1,760 | $849,833 | 2026-06-24 |
| 11625 SW 70th Ave | single_family | 3 | 2 | 1,942 | $2,000,000 | 2026-06-22 |
| 7830 SW 99th St | single_family | 3 | 2 | 1,287 | $1,000,000 | 2026-06-08 |
| 7260 SW 131st St | single_family | 3 | 2 | 1,708 | $1,300,000 | 2026-06-03 |
| 12300 SW 63rd Ave | single_family | 3 | 2 | 2,222 | $1,500,000 | 2026-05-14 |
| 7321 SW 123rd St | single_family | 3 | 2 | 1,842 | $1,160,000 | 2026-05-06 |
| 7819 SW 89th Ln | single_family | 3 | 4 | 2,593 | $1,550,000 | 2026-05-01 |
| 8300 SW 119th St | single_family | 3 | 2 | 1,710 | $1,085,000 | 2026-04-22 |
| 12615 SW 84th Avenue Rd | single_family | 3 | 2 | 1,364 | $546,000 | 2026-04-16 |
| 7812 SW 88th Ter | single_family | 3 | 3 | 1,994 | $1,100,000 | 2026-04-10 |
| 8001 SW 133rd St | single_family | 3 | 3 | — | $1,400,000 | 2026-04-10 |
| 9315 SW 72nd Ave | single_family | 3 | 2 | 1,436 | $1,500,000 | 2026-04-06 |
| 13400 SW 78th Ct | single_family | 3 | 2 | 2,050 | $1,340,000 | 2026-03-26 |
| 8260 SW 133rd St | single_family | 3 | 2 | 1,849 | $1,260,000 | 2026-03-25 |
| 12820 SW 83rd Ct | single_family | 3 | 2 | 2,396 | $1,750,000 | 2026-03-23 |
| 8025 SW 133rd St | single_family | 3 | 2 | 1,518 | $1,200,000 | 2026-03-03 |
| 8318 SW 131st St | single_family | 3 | 2 | 1,044 | $1,050,000 | 2026-03-02 |
| 11820 SW 69th Ct | single_family | 3 | 2 | 1,522 | $1,925,000 | 2026-02-09 |
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 |
|---|---|---|---|---|---|---|
| 9125 SW 77th Ave Unit 802 | condos | 3 | 2 | 1,280 | $408,000 | — |
| 7265 SW 89th St Apt A314 | condos | 3 | 2 | 1,529 | $595,000 | — |
| 10830 SW 79th Ave | single_family | 3 | 2 | 1,771 | $1,220,000 | — |
| 10625 SW 79th Pl | single_family | 3 | 2 | 1,942 | $1,290,900 | — |
| 11054 SW 79th Path | townhomes | 3 | 3 | 2,249 | $1,099,000 | — |
| 7711 SW 94th Ter | townhomes | 3 | 3 | 1,368 | $649,000 | — |
| 8430 SW 88th St | single_family | 3 | 2 | 2,047 | $1,399,999 | — |
| 8385 SW 105th St | single_family | 3 | 2 | 2,192 | $1,100,000 | — |
10-year hold projection
IRR-4.1%
Equity multiple0.32x
Total return (10yr)-$57,618
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,544,999 | $17,610 | -$78,678 | $1,186,989 | $358,010 |
| 2 | $1,591,349 | $18,395 | -$77,987 | $1,173,084 | $418,265 |
| 3 | $1,639,089 | $19,211 | -$77,268 | $1,158,225 | $480,864 |
| 4 | $1,688,262 | $20,057 | -$76,520 | $1,142,346 | $545,916 |
| 5 | $1,738,910 | $20,935 | -$75,742 | $1,125,376 | $613,534 |
| 6 | $1,791,077 | $21,847 | -$74,934 | $1,107,241 | $683,836 |
| 7 | $1,844,810 | $22,793 | -$74,094 | $1,087,861 | $756,949 |
| 8 | $1,900,154 | $23,775 | -$73,221 | $1,067,149 | $833,004 |
| 9 | $1,957,158 | $24,793 | -$72,314 | $1,045,016 | $912,143 |
| 10 | $2,015,873 | $25,850 | -$71,371 | $1,021,362 | $994,511 |
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.