470 S Shore Dr
Miami Beach, FL 33141 · single_family · For Sale · 78 days on market
Asking price$8,800,000
6 beds 7 baths 4,922 sqft
Listed by Rachel Bennett · ONE Sotheby's International Realty
Typesingle_family
Built2015
Price / sqft$1788
Est. value (own analysis)$10,159,106
Rent estimate (own analysis)$70,000/mo
HOANone
1 / 76
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Statusfor_sale
Listed date2026-06-17
Removed date—
MLSMiamiMLS #A12036474
Coordinates25.85637, -80.13496
Address470 S Shore Dr
CityMiami Beach
StateFL
Zip33141
Listing ID5739034058
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 | $8,800,000 |
| Down payment (20.0%) | $1,760,000 |
| Loan amount | $7,040,000 |
| Closing costs (5.0%) | $440,000 |
| Total cash to close | $2,200,000 |
| Income | |
| Rent (comp-derived) | $70,000$840,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $64,400$772,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $13,933$167,200 |
| Insurance (placeholder 0.8% of price) | $5,867$70,400 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $3,500$42,000 |
| Total operating expenses | $23,300$279,600 |
| 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) | $3,500$42,000 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 6 | 7 | 5,863 | $95,000 | 2026-08-27 | — | |
| single_family | 6 | 8 | 5,200 | $250,000 | 2025-12-26 | — | |
| single_family | 6 | 7 | 5,700 | $160,000 | 2026-05-27 | — | |
| single_family | 6 | 7 | 6,211 | $70,000 | 2026-06-16 | — | |
| single_family | 6 | 6 | 5,146 | $80,000 | 2026-02-23 | — | |
| single_family | 6 | 8 | 3,600 | $39,500 | 2026-08-17 | — | |
| single_family | 6 | 8 | 6,296 | $69,000 | 2026-08-22 | — | |
| single_family | 6 | 7 | 3,762 | $40,000 | 2026-04-19 | — | |
| single_family | 6 | 7 | 5,181 | $50,000 | 2026-04-13 | — |
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 |
|---|---|---|---|---|---|---|
| 6535 Allison Rd | single_family | 6 | 6 | 5,809 | $12,950,000 | 2026-07-21 |
| 17 LA Gorce Cir | single_family | 6 | 6 | 5,135 | $9,750,000 | 2026-06-25 |
| 1785 Cleveland Rd | single_family | 6 | 7 | 6,000 | $14,200,000 | 2026-02-17 |
| 7711 Collins Ave | single_family | 6 | 4 | 2,634 | $838,500 | 2026-01-02 |
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 |
|---|---|---|---|---|---|---|
| 1170 71st St | multi_family | 6 | 5 | 3,759 | $1,299,000 | — |
| 7845 Atlantic Way | single_family | 6 | 9 | 6,350 | $40,000,000 | — |
| 570 S Shore Dr | single_family | 6 | 8 | 5,043 | $9,335,000 | — |
| 7811 Carlyle Ave | single_family | 6 | 6 | 3,405 | $2,590,000 | — |
| 2120 Biarritz Dr | multi_family | 6 | 5 | 3,492 | $1,700,000 | — |
| 1460 S Treasure Dr | single_family | 6 | 7 | 6,816 | $10,999,999 | — |
| 955 79th Ter | multi_family | 6 | 4 | 2,728 | $1,500,000 | — |
| 7610 Dickens Ave | multi_family | 6 | 4 | 3,655 | $1,600,000 | — |
10-year hold projection
IRR7.9%
Equity multiple2.25x
Total return (10yr)$3,901,833
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $9,064,000 | $493,200 | -$91,691 | $6,963,671 | $2,100,329 |
| 2 | $9,335,920 | $509,394 | -$76,547 | $6,882,100 | $2,453,820 |
| 3 | $9,615,998 | $526,109 | -$60,909 | $6,794,927 | $2,821,070 |
| 4 | $9,904,478 | $543,361 | -$44,760 | $6,701,769 | $3,202,709 |
| 5 | $10,201,612 | $561,167 | -$28,084 | $6,602,213 | $3,599,399 |
| 6 | $10,507,660 | $579,545 | -$10,865 | $6,495,820 | $4,011,840 |
| 7 | $10,822,890 | $598,513 | $6,915 | $6,382,121 | $4,440,769 |
| 8 | $11,147,577 | $618,090 | $25,274 | $6,260,615 | $4,886,962 |
| 9 | $11,482,004 | $638,294 | $44,230 | $6,130,764 | $5,351,240 |
| 10 | $11,826,464 | $659,147 | $63,803 | $5,991,997 | $5,834,467 |
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.