169 NE 69th St
Miami, FL 33138 · multi_family · For Sale · 289 days on market
Asking price$2,200,000
6 beds 6 baths — sqft
Suggested offer$750,000$1,450,000 above the est. market value of $750,000.
View on Realtor.com →Listed by Claudia Holguin · One Stop Realty, Holguin Group
Typemulti_family
Built2025
Price / sqft—
Est. value (own analysis)$750,000
Rent estimate (building total, own analysis)$11,100/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2025-11-17
Removed date—
MLSMiamiMLS #A11915750
Coordinates25.83886, -80.19321
Address169 NE 69th St
CityMiami
StateFL
Zip33138
Listing ID5693089152
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33138)
Typical home value (ZHVI)$806,988
Typical rent (ZORI)$2,367/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 | $2,200,000 |
| Down payment (20.0%) | $440,000 |
| Loan amount | $1,760,000 |
| Closing costs (5.0%) | $110,000 |
| Total cash to close | $550,000 |
| Income | |
| Rent (estimate) | $11,100$133,200 |
| Vacancy loss (8.0%) | |
| Effective gross income | $10,212$122,544 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,483$41,800 |
| Insurance (est. scaled by flood & wind risk) | $2,200$26,400 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $555$6,660 |
| Total operating expenses | $6,238$74,860 |
| 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) | $555$6,660 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 586 NE 62nd St | multi_family | 6 | 2 | 2,250 | $1,300,000 | 2026-08-06 |
| 567 NE 82nd Ter | multi_family | 6 | 6 | 4,095 | $750,000 | 2026-04-14 |
| 140 NE 77th St | multi_family | 6 | 2 | 2,324 | $460,000 | 2025-12-15 |
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 |
|---|---|---|---|---|---|---|
| 499 NE 64th St | multi_family | 6 | 6 | 2,483 | $3,000,000 | — |
| 650 NE 76th St | single_family | 6 | 5 | 3,107 | $2,799,000 | — |
| 1110 NE 84th St | single_family | 6 | 7 | — | $3,650,000 | — |
| 7700 NE 1st Ct | single_family | 6 | 2 | 1,211 | $615,000 | — |
| 775 NE 77th Ter | single_family | 6 | 7 | 6,902 | $9,500,000 | — |
| 7101 NE 10th Ave | single_family | 6 | 7 | 8,118 | $24,850,000 | — |
| 7115 NE 10th Ave | single_family | 6 | 7 | 7,392 | $18,700,000 | — |
| 7525 NE Miami Ct | multi_family | 6 | 10 | 2,454 | $920,000 | — |
10-year hold projection
IRR-1.5%
Equity multiple0.76x
Total return (10yr)$152,918
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,266,000 | $47,684 | -$94,699 | $1,740,918 | $525,082 |
| 2 | $2,333,980 | $49,489 | -$93,060 | $1,720,525 | $613,455 |
| 3 | $2,403,999 | $51,357 | -$91,363 | $1,698,732 | $705,267 |
| 4 | $2,476,119 | $53,291 | -$89,604 | $1,675,442 | $800,677 |
| 5 | $2,550,403 | $55,293 | -$87,781 | $1,650,554 | $899,849 |
| 6 | $2,626,915 | $57,365 | -$85,893 | $1,623,955 | $1,002,960 |
| 7 | $2,705,723 | $59,509 | -$83,937 | $1,595,531 | $1,110,192 |
| 8 | $2,786,894 | $61,729 | -$81,911 | $1,565,154 | $1,221,740 |
| 9 | $2,870,501 | $64,025 | -$79,812 | $1,532,692 | $1,337,809 |
| 10 | $2,956,616 | $66,402 | -$77,638 | $1,498,000 | $1,458,616 |
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.