1000 Venetian Way Unit 301/303
Miami, FL 33139 · condos · For Sale · 13 days on market
Asking price$4,600,000
5 beds 5 baths 3,840 sqft
Suggested offer$2,232,538$2,367,462 above the est. market value of $2,232,538.
View on Realtor.com →Listed by Laura Buccellati · Douglas Elliman - 1111 Lincoln Road
Typecondos
Built1983
Price / sqft$1198
Est. value (own analysis)$2,232,538
Rent estimate (own analysis)$29,950/mo
HOA$7,480/mo
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-20
Removed date—
MLSMiamiMLS #A12072871
Coordinates25.78964, -80.17392
Address1000 Venetian Way Unit 301/303
CityMiami
StateFL
Zip33139
Listing ID5674776170
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $4,600,000 |
| Down payment (20.0%) | $920,000 |
| Loan amount | $3,680,000 |
| Closing costs (5.0%) | $230,000 |
| Total cash to close | $1,150,000 |
| Income | |
| Rent (comp-derived) | $29,950$359,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $27,554$330,648 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $7,283$87,400 |
| Insurance (est. scaled by flood & wind risk) | $5,980$71,760 |
| HOA dues | $7,480$89,760 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,498$17,970 |
| Total operating expenses | $22,241$266,890 |
| 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) | $1,498$17,970 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| apartment | 5 | 3 | 4,344 | $4,150 | 2026-08-13 | — | |
| condos | 5 | 6 | 3,575 | $39,500 | 2026-08-05 | — | |
| condos | 5 | 6 | 3,978 | $45,000 | 2026-06-29 | — | |
| condos | 5 | 7 | 3,608 | $18,000 | 2026-06-08 | — | |
| condos | 5 | 5 | 3,420 | $14,800 | 2026-07-30 | — | |
| condos | 5 | 6 | 3,004 | $12,550 | 2026-04-15 | — | |
| condos | 5 | 7 | 4,770 | $49,000 | 2026-08-31 | — | |
| condos | 5 | 6 | 5,097 | $29,950 | 2026-03-11 | — | |
| condos | 5 | 6 | 3,663 | $45,000 | 2026-04-10 | — | |
| condos | 5 | 7 | 4,770 | $49,000 | 2026-09-02 | — | |
| condos | 5 | 6 | 5,097 | $29,950 | 2026-03-12 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 1045 10th St Apt 204 | condos | 1 | 2 | 890 | $350,000 | 2026-09-02 |
| 500 Alton Rd Unit 501 | condos | 1 | 2 | 1,075 | $990,000 | 2026-09-02 |
| 500 Alton Rd Unit 1906 | condos | 1 | 2 | 1,010 | $1,360,000 | 2026-09-01 |
| 140 Jefferson Ave Apt 14005 | condos | 1 | 3 | 960 | $719,000 | 2026-08-31 |
| 1401 Bay Rd Apt 412 | condos | 2 | 2 | 990 | $490,000 | 2026-08-31 |
| 5 Island Ave Apt 12C | condos | 2 | 2 | 1,305 | $679,000 | 2026-08-27 |
| 101 20th St Unit 3806 | condos | 2 | 2 | 1,316 | $4,300,000 | 2026-08-27 |
| 1309 Euclid Ave Apt 7 | condos | 1 | 1 | 700 | $235,000 | 2026-08-26 |
| 363 Washington Ave Apt 32 | condos | 1 | 1 | 590 | $385,000 | 2026-08-26 |
| 501 West Ave Unit 4303 | condos | 3 | 5 | 2,451 | $8,450,000 | 2026-08-24 |
| 1035 West Ave Ph 6 | condos | 1 | 1 | 576 | $250,000 | 2026-08-24 |
| 1000 West Ave Apt 218 | condos | 0 | 1 | 543 | $342,000 | 2026-08-24 |
| 11 Island Ave Apt 512 | condos | 2 | 3 | 1,733 | $1,251,000 | 2026-08-24 |
| 100 Jefferson Ave Apt 10004 | condos | 1 | 2 | 960 | $500,000 | 2026-08-24 |
| 100 S Pointe Dr Unit 1906/07 | condos | 5 | 4 | 4,378 | $18,367,500 | 2026-08-21 |
| 300 S Pointe Dr Apt 1501 | condos | 3 | 3 | 2,340 | $4,200,000 | 2026-08-21 |
| 1334 Euclid Ave Apt 7 | condos | 1 | 1 | 645 | $260,000 | 2026-08-21 |
| 1340 Lincoln Rd Apt 400 | condos | 0 | 1 | 440 | $195,000 | 2026-08-20 |
| 1605 Bay Rd Apt 503 | condos | 1 | 2 | 700 | $330,000 | 2026-08-20 |
| 50 S Pointe Dr Apt 1005 | condos | 2 | 3 | 1,698 | $3,800,000 | 2026-08-19 |
| 10 Venetian Way Apt 904 | condos | 2 | 2 | 1,477 | $1,700,000 | 2026-08-18 |
| 650 West Ave Apt 704 | condos | 2 | 2 | 1,078 | $650,000 | 2026-08-18 |
| 1621 Bay Rd Apt 606 | condos | 2 | 2 | 870 | $490,000 | 2026-08-18 |
| 1300 Monad Ter Ph E | condos | 5 | 6 | 4,306 | $12,000,000 | 2026-08-17 |
| 650 West Ave Apt 2109 | condos | 2 | 2 | 1,078 | $985,000 | 2026-08-17 |
| 1500 Bay Rd Unit 1210S | condos | 0 | 1 | 472 | $275,000 | 2026-08-17 |
| 110 Washington Ave Apt 2309 | condos | 1 | 2 | 826 | $600,000 | 2026-08-17 |
| 9 Island Ave Apt 705 | condos | 2 | 2 | 1,440 | $1,575,000 | 2026-08-17 |
| 815 Euclid Ave Apt 7 | condos | 1 | 1 | 566 | $235,000 | 2026-08-14 |
| 300 S Pointe Dr Apt 3402 | condos | 2 | 3 | 1,960 | $2,325,000 | 2026-08-14 |
| 1401 Bay Rd Apt 409 | condos | 2 | 2 | 990 | $590,000 | 2026-08-14 |
| 760 Jefferson Ave Apt 5 | condos | 1 | 1 | 407 | $200,000 | 2026-08-14 |
| 1775 Washington Ave Apt 11C | condos | 2 | 2 | 1,010 | $555,000 | 2026-08-13 |
| 2100 Park Ave Apt 108 | condos | 1 | 2 | 800 | $460,000 | 2026-08-11 |
| 1500 Bay Rd Unit 1464S | condos | 1 | 1 | 731 | $485,000 | 2026-08-11 |
| 1621 Bay Rd Apt 1202 | condos | 3 | 2 | 1,070 | $575,000 | 2026-08-07 |
| 900 Meridian Ave Apt 104 | condos | 1 | 1 | 535 | $265,000 | 2026-08-06 |
| 90 Alton Rd Apt 2912 | condos | 2 | 2 | 1,130 | $1,340,000 | 2026-08-05 |
| 500 Alton Rd Unit 2904 | condos | 2 | 3 | 1,434 | $3,000,000 | 2026-08-04 |
| 435 21st St Unit 307 | condos | 1 | 1 | 596 | $328,000 | 2026-08-04 |
| 1050 Pennsylvania Ave Apt 29 | condos | 0 | 1 | 380 | $165,000 | 2026-08-03 |
| 1621 Bay Rd Ph 1 | condos | 2 | 2 | 890 | $725,000 | 2026-08-03 |
| 1419 West Ave Unit 106 | condos | 1 | 1 | 475 | $182,500 | 2026-08-01 |
| 401 Ocean Dr Apt 324 | condos | 1 | 1 | 655 | $380,000 | 2026-07-31 |
| 1235 Euclid Ave Apt 16 | condos | 0 | 1 | 430 | $188,000 | 2026-07-31 |
| 1100 West Ave Ph 1601 | condos | 1 | 1 | 700 | $370,000 | 2026-07-31 |
| 900 Euclid Ave Apt 12 | condos | 0 | 1 | 387 | $167,500 | 2026-07-31 |
| 1330 Drexel Ave Apt 205 | condos | 1 | 1 | 720 | $280,000 | 2026-07-31 |
| 1200 West Ave Apt 316 | condos | 1 | 1 | 837 | $365,000 | 2026-07-31 |
| 1100 West Ave Unit 624 | condos | 1 | 1 | 694 | $490,000 | 2026-07-30 |
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 |
|---|---|---|---|---|---|---|
| 1379 N Venetian Way | single_family | 5 | 5 | 5,303 | $16,500,000 | — |
| 121 2nd Dilido Ter | single_family | 5 | 6 | 3,614 | $725,000 | — |
| 800 S Pointe Dr Apt 2204 | condos | 5 | 7 | 9,049 | $78,000,000 | — |
| 441 N Hibiscus Dr | single_family | 5 | 7 | 4,827 | $19,500,000 | — |
| 126 W San Marino Dr | single_family | 5 | 7 | 7,890 | $35,995,000 | — |
| 1301 Flamingo Way | single_family | 5 | 3 | 2,743 | $4,900,000 | — |
| 821 Espanola Way | single_family | 5 | 5 | 2,410 | $1,850,000 | — |
| 432 S Hibiscus Dr | single_family | 5 | 7 | 6,090 | $31,000,000 | — |
10-year hold projection
IRR-3.7%
Equity multiple0.38x
Total return (10yr)-$108,892
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,738,000 | $63,758 | -$237,996 | $3,640,101 | $1,097,899 |
| 2 | $4,880,140 | $67,005 | -$235,198 | $3,597,461 | $1,282,679 |
| 3 | $5,026,544 | $70,383 | -$232,281 | $3,551,894 | $1,474,650 |
| 4 | $5,177,341 | $73,897 | -$229,239 | $3,503,197 | $1,674,143 |
| 5 | $5,332,661 | $77,551 | -$226,069 | $3,451,157 | $1,881,504 |
| 6 | $5,492,641 | $81,350 | -$222,765 | $3,395,543 | $2,097,098 |
| 7 | $5,657,420 | $85,300 | -$219,323 | $3,336,109 | $2,321,311 |
| 8 | $5,827,142 | $89,407 | -$215,738 | $3,272,594 | $2,554,548 |
| 9 | $6,001,957 | $93,675 | -$212,003 | $3,204,718 | $2,797,238 |
| 10 | $6,182,015 | $98,112 | -$208,115 | $3,132,181 | $3,049,835 |
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.