2828 SW 7th Ave
Miami, FL 33129 · single_family · For Sale · 55 days on market
Asking price$1,300,000
3 beds 4 baths 3,064 sqft
Listed by Hoa Ly " Jackie " · Charles Rutenberg Realty Fort Lauderdale
Typesingle_family
Built1938
Price / sqft$424
Est. value (own analysis)$2,232,461
Rent estimate (own analysis)$7,900/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood4/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-09
Removed date—
MLSBeachesMLS #F10545289
Coordinates25.75767, -80.21364
Address2828 SW 7th Ave
CityMiami
StateFL
Zip33129
Listing ID5706618955
Sourceus-real-estate-listings, cached 2026-08-29
ZIP market snapshot (33129)
Typical home value (ZHVI)$689,590
Typical rent (ZORI)$3,599/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 | $1,300,000 |
| Down payment (20.0%) | $260,000 |
| Loan amount | $1,040,000 |
| Closing costs (5.0%) | $65,000 |
| Total cash to close | $325,000 |
| Income | |
| Rent (comp-derived) | $7,900$94,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,268$87,216 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,058$24,700 |
| Insurance (est. scaled by flood & wind risk) | $1,387$16,640 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $395$4,740 |
| Total operating expenses | $3,840$46,080 |
| 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) | $395$4,740 |
| 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 | 3 | 3 | 2,133 | $5,900 | — | — | |
| single_family | 3 | 3 | 2,366 | $7,900 | 2026-07-30 | — | |
| single_family | 3 | 4 | 2,980 | $16,000 | 2026-04-07 | — |
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 |
|---|---|---|---|---|---|---|
| 801 SW 24th Rd | single_family | 3 | 2 | 1,726 | $1,475,000 | 2026-09-01 |
| 322 SW 18th Rd | single_family | 3 | 2 | 1,746 | $1,262,895 | 2026-08-07 |
| 50 SW 26th Rd | single_family | 3 | 2 | 2,260 | $1,443,800 | 2026-07-06 |
| 419 SW 30th Rd | single_family | 3 | 2 | 1,304 | $1,375,000 | 2026-05-28 |
| 441 SW 27th Rd | single_family | 3 | 2 | 2,236 | $1,650,000 | 2026-05-27 |
| 1852 SW 2nd Ave | single_family | 3 | 1 | 2,377 | $1,150,000 | 2026-03-17 |
| 40 SW 30th Rd | single_family | 3 | 2 | 2,303 | $1,700,000 | 2026-03-16 |
| 201 SW 30th Rd | single_family | 3 | 2 | 2,037 | $1,495,000 | 2026-03-05 |
| 100 SW 30th Rd | single_family | 3 | 2 | 1,839 | $1,250,000 | 2026-02-23 |
| 1815 SW 12th Ave | single_family | 3 | 2 | 2,400 | $780,000 | 2026-02-12 |
| 1020 SW 22nd St | single_family | 3 | 3 | 1,870 | $1,255,000 | 2026-01-16 |
| 1564 SW 12th Ave | single_family | 3 | 2 | 2,332 | $1,500,000 | 2026-01-09 |
| 420 SW 19th Rd | single_family | 3 | 3 | 3,178 | $1,850,000 | 2025-12-17 |
| 431 SW 20th Rd | single_family | 3 | 2 | 1,672 | $1,420,000 | 2025-12-12 |
| 2301 S Miami Ave | single_family | 3 | 2 | 2,686 | $1,500,000 | 2025-12-08 |
| 910 SW 23rd Rd | single_family | 3 | 3 | 2,006 | $1,725,000 | 2025-11-25 |
| 608 SW 26 Rds | single_family | 3 | 1 | 1,708 | $1,310,000 | 2025-11-12 |
| 261 SW 30th Rd | single_family | 3 | 2 | 2,614 | $1,725,000 | 2025-10-21 |
| 2219 SW 9th Ave | single_family | 3 | 2 | 1,676 | $1,250,000 | 2025-10-10 |
| 411 SW 22nd Rd | single_family | 3 | 2 | 1,814 | $1,190,000 | 2025-09-25 |
| 1823 SW 2nd Ct | single_family | 3 | 4 | 3,993 | $3,650,000 | 2025-09-22 |
| 3020 SW 2nd Ave | single_family | 3 | 2 | 1,402 | $1,400,000 | 2025-09-18 |
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.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 221 SW 25th Rd | single_family | 3 | 3 | 5,368 | $4,900,000 | — |
| 2200 Brickell Ave Unit 416 | condos | 3 | 4 | 2,000 | $3,198,000 | — |
| 2430 Brickell Ave | condos | 3 | 3 | 1,546 | $869,000 | — |
| 1865 Brickell Ave Unit 1865 | condos | 3 | 3 | 3,842 | $2,200,000 | — |
| 801 SW 24th Rd | single_family | 3 | 2 | 1,726 | $1,495,000 | — |
| 145 SE 25th Rd Apt 1003 | condos | 3 | 3 | 2,230 | $938,000 | — |
| 175 SE 25th Rd Apt 2804 | condos | 3 | 4 | — | $3,800,000 | — |
| 2025 Brickell Ave Apt 1401 | condos | 3 | 3 | 2,149 | $2,150,000 | — |
10-year hold projection
IRR1.1%
Equity multiple1.19x
Total return (10yr)$230,389
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,339,000 | $41,136 | -$43,804 | $1,028,724 | $310,276 |
| 2 | $1,379,170 | $42,600 | -$42,458 | $1,016,674 | $362,496 |
| 3 | $1,420,545 | $44,115 | -$41,065 | $1,003,796 | $416,749 |
| 4 | $1,463,161 | $45,680 | -$39,624 | $990,034 | $473,127 |
| 5 | $1,507,056 | $47,299 | -$38,133 | $975,327 | $531,729 |
| 6 | $1,552,268 | $48,972 | -$36,591 | $959,610 | $592,658 |
| 7 | $1,598,836 | $50,702 | -$34,995 | $942,813 | $656,023 |
| 8 | $1,646,801 | $52,490 | -$33,344 | $924,864 | $721,937 |
| 9 | $1,696,205 | $54,339 | -$31,636 | $905,681 | $790,524 |
| 10 | $1,747,091 | $56,249 | -$29,870 | $885,181 | $861,910 |
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.