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16279 SW 56th Ter Unit 16279

Miami, FL 33193 · townhomes · For Sale · 30 days on market
Asking price$565,000
3 beds 3 baths 2,027 sqft
View on Realtor.com →
Listed by Maria Corina Martinez · Keller Williams Properties
Typetownhomes
Built2007
Price / sqft$279
Est. value (own analysis)$637,524
Rent estimate (own analysis)$3,200/mo
HOA$189/mo
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-08-03
Removed date—
MLSBeachesMLS #B26059485
Coordinates25.71286, -80.45690
Address16279 SW 56th Ter Unit 16279
CityMiami
StateFL
Zip33193
Listing ID5687986625
Sourceus-real-estate-listings, cached 2026-08-28

ZIP market snapshot (33193)

Typical home value (ZHVI)$445,241
Typical rent (ZORI)$2,377/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$565,000
Down payment (20.0%)$113,000
Loan amount$452,000
Closing costs (5.0%)$28,250
Total cash to close$141,250
Income
Rent (comp-derived)$3,200$38,400
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$38,400
Vacancy rate (assumption) assumption8.0%

$38,400 × 8.0% = $3,072

Effective gross income$2,944$35,328
Operating expenses
Property tax (placeholder 1.9% of price)$895$10,735
Insurance (placeholder 0.8% of price)$377$4,520
HOA dues$189$2,268
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$160$1,920
Total operating expenses$1,620$19,443
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$35,328
Total operating expenses derived$19,443

$35,328 − $19,443 = $15,885

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$452,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$452,000 amortized at 6.7% over 30 years = $2,905/mo

CapEx reserve (5.0% of GSR)$160$1,920
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived$15,885
Annual debt service derived$34,856
Annual CapEx reserve assumption$1,920
Annual PMI assumption$0

($15,885 − $34,856 − $1,920 − $0) ÷ 12 = -$1,741

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived$15,885
Purchase price data$565,000

$15,885 ÷ $565,000 = 2.8%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$20,891
Total cash to close derived$141,250

-$20,891 ÷ $141,250 = -14.8%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived$15,885
Annual debt service derived$34,856

$15,885 ÷ $34,856 = 0.46

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$38,400
Purchase price data$565,000

($38,400 ÷ 12) ÷ $565,000 = 0.6%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$565,000
Gross scheduled rent (annual) comp$38,400

$565,000 ÷ $38,400 = 14.7

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$19,443
Effective gross income derived$35,328

$19,443 ÷ $35,328 = 55.0%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$19,443
Annual debt service derived$34,856
Annual PMI assumption$0
Gross scheduled rent (annual) comp$38,400

($19,443 + $34,856 + $0) ÷ $38,400 = 141.4%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
townhomes331,848$3,2002026-08-12—
townhomes331,644$3,2502026-07-16—
townhomes331,571$2,7502026-07-11—
townhomes321,708$3,3002026-06-23—
townhomes331,848$3,2002026-06-10—
townhomes331,770$3,2002026-05-11—
townhomes332,027$3,3002026-07-31—
townhomes331,770$3,2002026-03-01—

15852 SW 71st Ter Unit 0

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage1,848
Listed2026-08-12
Days on market—

Asking rent: $3,200

View on Zillow →

7463 SW 164th Ave

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage1,644
Listed2026-07-16
Days on market—

Asking rent: $3,250

View on Zillow →

8510 SW 150th Ave Unit 2

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage1,571
Listed2026-07-11
Days on market—

Asking rent: $2,750

View on Zillow →

7001 SW 164th Ct Unit 0

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage1,708
Listed2026-06-23
Days on market—

Asking rent: $3,300

View on Zillow →

15849 SW 70th Ter Unit 0

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage1,848
Listed2026-06-10
Days on market—

Asking rent: $3,200

View on Zillow →

8525 SW 165th Pl Unit 8525

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage1,770
Listed2026-05-11
Days on market—

Asking rent: $3,200

View on Zillow →

5732 SW 162nd Pass Unit 5732

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,027
Listed2026-07-31
Days on market—

Asking rent: $3,300

View on Zillow →

Miami, 33193 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage1,770
Listed2026-03-01
Days on market—

Asking rent: $3,200

View on Zillow →

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.

AddressTypeBedsBathsLiving sqftSale priceSale date
7426 SW 162nd Cttownhomes331,644$545,0002026-08-21
7240 SW 162nd Cttownhomes331,667$555,0002026-08-21
6323 SW 147th Place Cirtownhomes321,059$410,0002026-08-14
8618 SW 148th Pltownhomes321,283$425,0002026-07-31
7345 SW 148th Cttownhomes321,699$535,0002026-07-29
16236 SW 75th Sttownhomes321,667$550,0002026-07-24
5873026429townhomes331,820$515,0002026-06-15
7378 SW 162nd Pltownhomes331,644$545,0002026-06-12
15585 SW 76th Ln Unit A81-8townhomes321,240$390,0002026-06-11
7925 SW 153rd Cttownhomes321,177$450,0002026-06-11
8614 SW 147th Pltownhomes321,283$445,0002026-06-09
7413 SW 162nd Pathtownhomes331,644$495,0002026-05-29
8749 SW 154th Circle Pl Unit 4Gtownhomes332,282$380,0002026-05-15
8500 SW 150th Avetownhomes321,230$345,0002026-05-06
16603 SW 79th Tertownhomes331,770$495,0002026-04-30
16415 SW 73rd Tertownhomes321,667$522,0002026-03-20
16514 SW 68th Tertownhomes321,580$530,0002026-03-12
7161 SW 163rd Pltownhomes321,666$498,0002026-03-05
16394 SW 75th Sttownhomes331,667$520,0002026-02-24
7486 SW 162nd Cttownhomes331,644$510,0002026-02-18
16256 SW 57th Lntownhomes322,027$549,0002026-02-18

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.

AddressTypeBedsBathsSqftAsking priceDays on market
6651 SW 148th Ctsingle_family321,892$855,000—
7054 SW 152nd Cttownhomes321,116$490,000—
15840 SW 85th Stsingle_family321,631$650,000—
14755 SW 74th Lntownhomes332,187$533,000—
14963 SW 74th Tersingle_family321,322$529,000—
16628 SW 79th Tertownhomes331,776$525,000—
15171 SW 70th Stsingle_family322,074$850,000—
16232 SW 57th Lncondos332,027$564,000—

10-year hold projection

IRR0.2%
Equity multiple1.03x
Total return (10yr)$78,696
YearProperty valueNOICash flowLoan balanceEquity
1$581,950$15,885-$20,891$447,099$134,851
2$599,409$16,459-$20,365$441,862$157,546
3$617,391$17,052-$19,821$436,265$181,125
4$635,912$17,666-$19,258$430,284$205,628
5$654,990$18,301-$18,675$423,892$231,098
6$674,640$18,957-$18,071$417,061$257,578
7$694,879$19,636-$17,447$409,762$285,117
8$715,725$20,337-$16,801$401,960$313,765
9$737,197$21,063-$16,132$393,623$343,573
10$759,313$21,813-$15,440$384,714$374,599
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.