6541 SW 18th St
West Miami, FL 33155 · single_family · For Sale · 63 days on market
Asking price$815,000
2 beds 2 baths 1,645 sqft
Listed by Marisa Stevenazzi · Investors 1 Realty, Inc.
Typesingle_family
Built1949
Price / sqft$495
Est. value (own analysis)$862,110
Rent estimate (own analysis)$3,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood4/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-02
Removed date—
MLSMiamiMLS #A12046898
Coordinates25.75410, -80.30263
Address6541 SW 18th St
CityWest Miami
StateFL
Zip33155
Listing ID5702479806
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33155)
Typical home value (ZHVI)$716,503
Typical rent (ZORI)$2,758/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 | $815,000 |
| Down payment (20.0%) | $163,000 |
| Loan amount | $652,000 |
| Closing costs (5.0%) | $40,750 |
| Total cash to close | $203,750 |
| Income | |
| Rent (comp-derived) | $3,000$36,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,760$33,120 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,290$15,485 |
| Insurance (est. scaled by flood & wind risk) | $869$10,432 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $150$1,800 |
| Total operating expenses | $2,310$27,717 |
| 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) | $150$1,800 |
| 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 | 2 | 1 | 1,416 | $2,800 | 2026-08-05 | — | |
| single_family | 2 | 1 | 1,240 | $3,000 | 2026-07-20 | — | |
| single_family | 2 | 1 | 1,804 | $5,800 | 2026-07-31 | — |
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 |
|---|---|---|---|---|---|---|
| 6230 SW 27th St | single_family | 2 | 2 | 1,411 | $945,000 | 2026-07-23 |
| 5730 SW 42nd Ter | single_family | 2 | 1 | 936 | $603,897 | 2026-06-26 |
| 5900 SW 34th St | single_family | 2 | 1 | 1,816 | $2,254,000 | 2026-06-18 |
| 6201 SW 20th St | single_family | 2 | 1 | 1,378 | $500,000 | 2026-05-28 |
| 6790 SW 25th Ter | single_family | 2 | 1 | 1,059 | $555,000 | 2026-05-05 |
| 5747 SW 55th St | single_family | 2 | 2 | 1,447 | $855,000 | 2026-05-01 |
| 6130 SW 46th Ter | single_family | 2 | 1 | 1,136 | $770,000 | 2026-04-10 |
| 6766 SW 25th Ter | single_family | 2 | 2 | 1,200 | $550,000 | 2026-04-08 |
| 2217 Red Rd | single_family | 2 | 1 | 1,792 | $925,000 | 2026-04-06 |
| 2330 SW 58th Ave | single_family | 2 | 2 | 1,175 | $480,000 | 2026-03-11 |
| 6756 SW 39th Ter | single_family | 2 | 1 | 1,156 | $450,000 | 2026-03-10 |
| 6411 SW 44th St | single_family | 2 | 1 | 1,846 | $602,400 | 2026-02-05 |
| 6490 SW 37th St | single_family | 2 | 1 | 984 | $706,100 | 2026-01-29 |
| 6047 SW 34th St | single_family | 2 | 2 | 1,390 | $1,125,000 | 2026-01-14 |
| 3031 SW 64th Ave | single_family | 2 | 1 | 2,340 | $985,000 | 2025-12-29 |
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 |
|---|---|---|---|---|---|---|
| 7829 Miller Dr Apt B205 | condos | 2 | 1 | 840 | $199,999 | — |
| 6387 SW 42nd St | single_family | 2 | 1 | 1,100 | $725,000 | — |
| 4600 SW 67th Ave Apt 243 | condos | 2 | 2 | 988 | $339,000 | — |
| 6845 SW 45th Ln Apt 10 | condos | 2 | 3 | 1,000 | $435,000 | — |
| 6410 SW 39th St | single_family | 2 | 1 | 928 | $650,000 | — |
| 5555 Ludlam Rd Unit 41 | condos | 2 | 3 | 1,007 | $499,900 | — |
| 6447 SW 32nd St | single_family | 2 | 1 | 1,330 | $650,000 | — |
| 4863 SW 71st Pl | townhomes | 2 | 3 | 1,552 | $775,000 | — |
10-year hold projection
IRR-5.4%
Equity multiple0.10x
Total return (10yr)-$76,447
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $839,450 | $5,403 | -$46,676 | $644,931 | $194,519 |
| 2 | $864,634 | $5,704 | -$46,420 | $637,376 | $227,257 |
| 3 | $890,573 | $6,017 | -$46,153 | $629,303 | $261,270 |
| 4 | $917,290 | $6,343 | -$45,875 | $620,675 | $296,615 |
| 5 | $944,808 | $6,682 | -$45,584 | $611,455 | $333,354 |
| 6 | $973,153 | $7,036 | -$45,280 | $601,601 | $371,551 |
| 7 | $1,002,347 | $7,404 | -$44,963 | $591,071 | $411,276 |
| 8 | $1,032,418 | $7,787 | -$44,632 | $579,818 | $452,600 |
| 9 | $1,063,390 | $8,185 | -$44,287 | $567,792 | $495,598 |
| 10 | $1,095,292 | $8,599 | -$43,928 | $554,940 | $540,352 |
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.