22501 SW 88th Pl Unit 5-25
Cutler Bay, FL 33190 · townhomes · For Sale · 44 days on market
Asking price$304,000
2 beds 3 baths 1,139 sqft
Suggested offer$292,677$11,323 above the est. market value of $292,677.
View on Realtor.com →Listed by Juan Carlos Romero · Deconova International Realty
Typetownhomes
Built2014
Price / sqft$267
Est. value (own analysis)$292,677
Rent estimate (own analysis)$2,500/mo
HOA$355/mo
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Wildfire3/10ModerateAir2/10Minor
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Statusfor_sale
Listed date2026-07-20
Removed date—
MLSMiamiMLS #A12056465
Coordinates25.55893, -80.33342
Address22501 SW 88th Pl Unit 5-25
CityCutler Bay
StateFL
Zip33190
Listing ID5683672487
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33190)
Median sale price$419,900
Median days on market (sale)82
Active sale listings119
Median rent$2,600/mo
Median days on market (rent)48
Active rental listings93
Real ZIP-wide statistics from RentCast, as of 2026-08 (fetched 2026-08-29) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33190 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $304,000 |
| Down payment (20.0%) | $60,800 |
| Loan amount | $243,200 |
| Closing costs (5.0%) | $15,200 |
| Total cash to close | $76,000 |
| Income | |
| Rent (comp-derived) | $2,500$30,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,300$27,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $481$5,776 |
| Insurance (est. scaled by flood & wind risk) | $395$4,742 |
| HOA dues | $355$4,260 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $125$1,500 |
| Total operating expenses | $1,357$16,278 |
| 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) | $125$1,500 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 2 | 3 | 1,458 | $2,677 | 2026-06-26 | — | |
| townhomes | 2 | 3 | 1,458 | $2,350 | 2026-04-10 | — | |
| townhomes | 2 | 3 | 1,290 | $2,400 | 2026-04-30 | — | |
| townhomes | 2 | 3 | 1,458 | $2,600 | 2026-04-27 | — |
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 |
|---|---|---|---|---|---|---|
| 9001 SW 227th St Unit 7 | townhomes | 2 | 3 | 1,458 | $365,000 | 2026-08-10 |
| 9133 SW 227th St Unit 5 | townhomes | 2 | 2 | 1,458 | $385,000 | 2026-08-03 |
| 9105 SW 227th St Unit 9 | townhomes | 2 | 2 | 1,458 | $380,000 | 2026-06-04 |
| 22105 SW 103rd Ave | townhomes | 2 | 2 | 1,035 | $330,000 | 2026-04-30 |
| 22232 SW 88th Path | townhomes | 2 | 2 | 1,518 | $384,500 | 2026-04-14 |
| 22168 SW 88th Path | townhomes | 2 | 3 | 1,518 | $380,000 | 2026-04-06 |
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 227th St Unit 1 | townhomes | 2 | 3 | 1,458 | $375,000 | — |
| 22541 SW 88th Pl Unit 105-6 | condos | 2 | 2 | 817 | $285,000 | — |
| 9011 SW 227th St Unit 2 | townhomes | 2 | 3 | 1,458 | $370,000 | — |
| 10350 SW 220th St Apt 241 | condos | 2 | 2 | 940 | $190,000 | — |
| 22931 SW 88th Pl Unit 102 | condos | 2 | 2 | 809 | $249,000 | — |
| 22801 SW 88th Pl Unit 202 | condos | 2 | 2 | 817 | $269,000 | — |
| 9315 SW 221st St | townhomes | 2 | 3 | 1,282 | $399,999 | — |
| 22801 SW 88th Pl Unit 203 | condos | 2 | 2 | 817 | $270,000 | — |
10-year hold projection
IRR2.5%
Equity multiple1.40x
Total return (10yr)$70,435
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $313,120 | $11,322 | -$8,933 | $240,563 | $72,557 |
| 2 | $322,514 | $11,743 | -$8,549 | $237,745 | $84,768 |
| 3 | $332,189 | $12,178 | -$8,152 | $234,734 | $97,455 |
| 4 | $342,155 | $12,629 | -$7,741 | $231,516 | $110,639 |
| 5 | $352,419 | $13,096 | -$7,314 | $228,076 | $124,343 |
| 6 | $362,992 | $13,578 | -$6,873 | $224,401 | $138,591 |
| 7 | $373,882 | $14,078 | -$6,416 | $220,473 | $153,408 |
| 8 | $385,098 | $14,595 | -$5,943 | $216,276 | $168,822 |
| 9 | $396,651 | $15,129 | -$5,453 | $211,790 | $184,861 |
| 10 | $408,551 | $15,682 | -$4,945 | $206,996 | $201,554 |
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.