6491 Allison Rd
Miami Beach, FL 33141 · single_family · Pending — under contract · 208 days on market
Asking price$14,500,000
5 beds 5 baths 3,985 sqft
Suggested offer$7,594,731$6,905,269 above the est. market value of $7,594,731.
View on Realtor.com →Listed by Ida Schwartz · COMPASS
Typesingle_family
Built1931
Price / sqft$3639
Est. value (own analysis)$7,594,731
Rent estimate (own analysis)$22,000/mo
HOANone
1 / 30
Show every detail
Statusfor_sale
Listed date2026-02-06
Removed date—
MLSMiamiMLS #A11957938
Coordinates25.84743, -80.12369
Address6491 Allison Rd
CityMiami Beach
StateFL
Zip33141
Listing ID5716861311
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $14,500,000 |
| Down payment (20.0%) | $2,900,000 |
| Loan amount | $11,600,000 |
| Closing costs (5.0%) | $725,000 |
| Total cash to close | $3,625,000 |
| Income | |
| Rent (comp-derived) | $22,000$264,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $20,240$242,880 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $22,958$275,500 |
| Insurance (placeholder 0.8% of price) | $9,667$116,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,100$13,200 |
| Total operating expenses | $33,725$404,700 |
| 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) | $1,100$13,200 |
| 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 | 5 | 3 | 3,390 | $24,000 | 2026-08-03 | — | |
| single_family | 5 | 6 | 3,941 | $22,000 | 2026-08-06 | — | |
| single_family | 5 | 6 | 4,703 | $60,000 | 2026-01-16 | — | |
| single_family | 5 | 4 | 3,980 | $17,500 | 2026-04-22 | — | |
| single_family | 5 | 4 | 3,980 | $17,500 | — | — |
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 |
|---|---|---|---|---|---|---|
| 7815 Atlantic Way | single_family | 5 | 7 | 5,868 | $22,000,000 | 2026-09-02 |
| 1311 Bay Dr | single_family | 5 | 5 | 2,842 | $2,950,000 | 2026-08-14 |
| 1040 S Shore Dr | single_family | 5 | 5 | 5,647 | $4,400,000 | 2026-08-03 |
| 7724 Hawthorne Ave | single_family | 5 | 5 | 3,000 | $2,375,000 | 2026-07-31 |
| 11 LA Gorce Cir | single_family | 5 | 6 | 5,656 | $10,500,000 | 2026-06-30 |
| 6693 Windsor Ln | single_family | 5 | 4 | 3,695 | $5,950,000 | 2026-06-25 |
| 1351 Stillwater Dr | single_family | 5 | 6 | 3,798 | $7,500,000 | 2026-06-18 |
| 1825 Cleveland Rd | single_family | 5 | 6 | 4,473 | $9,000,000 | 2026-05-11 |
| 6465 Pinetree Drive Cir | single_family | 5 | 5 | 4,432 | $12,200,000 | 2026-04-24 |
| 1750 Bay Dr | single_family | 5 | 4 | 4,428 | $9,450,000 | 2026-04-09 |
| 1165 N Biscayne Point Rd | single_family | 5 | 5 | 4,796 | $11,425,000 | 2026-02-26 |
| 7960 Biscayne Point Cir | single_family | 5 | 7 | 6,408 | $10,800,000 | 2026-01-23 |
| 1844 Daytonia Rd | single_family | 5 | 6 | 5,352 | $10,200,000 | 2026-01-05 |
| 1730 Bay Dr | single_family | 5 | 3 | 4,386 | $8,800,000 | 2025-12-05 |
| 7720 Miami View Dr Miami View Dr | single_family | 5 | 4 | 5,081 | $9,500,000 | 2025-10-12 |
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 |
|---|---|---|---|---|---|---|
| 8221 Crespi Blvd | single_family | 5 | 5 | 3,104 | $1,850,000 | — |
| 1380 71st St | single_family | 5 | 3 | 1,860 | $1,100,000 | — |
| 535 N Shore Dr | single_family | 5 | 7 | 5,094 | $14,999,000 | — |
| 1131 Stillwater Dr | single_family | 5 | 4 | 3,851 | $5,950,000 | — |
| 6300 Allison Rd | single_family | 5 | 5 | 4,035 | $8,450,000 | — |
| 1540 Cleveland Rd | single_family | 5 | 4 | 2,849 | $4,760,000 | — |
| 1398 Bay Dr | single_family | 5 | 6 | 4,115 | $12,000,000 | — |
| 7701 Coquina Dr | single_family | 5 | 6 | 4,410 | $5,450,000 | — |
10-year hold projection
IRR-9.8%
Equity multiple-0.66x
Total return (10yr)-$4,129,304
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $14,935,000 | -$161,820 | -$1,069,557 | $11,474,230 | $3,460,770 |
| 2 | $15,383,050 | -$164,651 | -$1,072,718 | $11,339,824 | $4,043,226 |
| 3 | $15,844,542 | -$167,517 | -$1,075,921 | $11,196,188 | $4,648,354 |
| 4 | $16,319,878 | -$170,416 | -$1,079,168 | $11,042,688 | $5,277,190 |
| 5 | $16,809,474 | -$173,350 | -$1,082,456 | $10,878,647 | $5,930,827 |
| 6 | $17,313,758 | -$176,316 | -$1,085,788 | $10,703,341 | $6,610,418 |
| 7 | $17,833,171 | -$179,317 | -$1,089,161 | $10,515,997 | $7,317,175 |
| 8 | $18,368,166 | -$182,349 | -$1,092,577 | $10,315,787 | $8,052,379 |
| 9 | $18,919,211 | -$185,415 | -$1,096,034 | $10,101,829 | $8,817,382 |
| 10 | $19,486,788 | -$188,512 | -$1,099,533 | $9,873,179 | $9,613,609 |
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.