17622 NW 25th Ave Apt 101
Miami Gardens, FL 33056 · condos · For Sale · 274 days on market
Asking price$210,000
2 beds 2 baths 892 sqft
Listed by Michelle Mackhoul · Cassa Realty Group, Llc
Typecondos
Built2006
Price / sqft$235
Est. value (own analysis)$244,341
Rent estimate (own analysis)$2,124/mo
HOA$386/mo
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Statusfor_sale
Listed date2025-12-02
Removed date—
MLSMiamiMLS #A11920921
Coordinates25.93493, -80.24383
Address17622 NW 25th Ave Apt 101
CityMiami Gardens
StateFL
Zip33056
Listing ID5750183483
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33056)
Median sale price$550,000
Median days on market (sale)37
Active sale listings131
Median rent$2,700/mo
Median days on market (rent)49
Active rental listings90
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33056 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $210,000 |
| Down payment (20.0%) | $42,000 |
| Loan amount | $168,000 |
| Closing costs (5.0%) | $10,500 |
| Total cash to close | $52,500 |
| Income | |
| Rent (comp-derived) | $2,124$25,488 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,954$23,449 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $333$3,990 |
| Insurance (placeholder 0.8% of price) | $140$1,680 |
| HOA dues | $386$4,632 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $106$1,274 |
| Total operating expenses | $965$11,576 |
| 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) | $106$1,274 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 2 | 2 | 1,008 | $2,099 | 2025-12-29 | — | |
| apartment | 2 | 1 | 675 | $1,999 | 2025-06-04 | — | |
| apartment | 2 | 2 | 1,133 | $2,000 | 2026-07-10 | — | |
| apartment | 2 | 1 | 950 | $1,850 | 2026-06-10 | — | |
| apartment | 2 | 2 | 1,133 | $2,000 | 2026-07-10 | — | |
| apartment | 2 | 1 | 1,015 | $2,631 | 2025-08-20 | — | |
| apartment | 2 | 2 | 1,133 | $2,000 | 2024-04-15 | — | |
| apartment | 2 | 1 | 675 | $1,999 | 2026-03-09 | — | |
| apartment | 2 | 2 | 991 | $2,572 | — | — | |
| apartment | 2 | 2 | 964 | $2,517 | — | — | |
| apartment | 2 | 2 | 964 | $2,615 | — | — | |
| apartment | 2 | 2 | 991 | $2,583 | — | — | |
| apartment | 2 | 2 | 977 | $2,618 | — | — | |
| apartment | 2 | 2 | 968 | $3,102 | — | — | |
| apartment | 2 | 1 | 750 | $2,000 | 2026-08-04 | — | |
| apartment | 2 | 2 | 1,008 | $2,149 | 2026-03-09 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 3028 NW 204th Ter | condo_townhome_rowhome_coop | 3 | 1 | 999 | $360,000 | 2026-01-23 |
| 18221 NW 29th Ct | condo_townhome_rowhome_coop | 3 | 3 | 1,442 | $395,000 | 2026-01-16 |
| 17612 NW 25th Ave Apt 302 | condos | 3 | 2 | 1,088 | $217,000 | 2025-12-31 |
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 |
|---|---|---|---|---|---|---|
| 19900 NW 37th Ave Lot D122 | mobile | 2 | 1 | — | $67,000 | — |
| 19374 NW 30th Ct | townhomes | 2 | 1 | 873 | $324,999 | — |
| 3500 NW 208th St | single_family | 2 | 1 | 754 | $425,000 | — |
| 2820 NW 180th St | townhomes | 2 | 3 | 1,228 | $381,000 | — |
10-year hold projection
IRR7.8%
Equity multiple2.24x
Total return (10yr)$92,521
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $216,300 | $11,873 | -$2,357 | $166,179 | $50,121 |
| 2 | $222,789 | $12,287 | -$1,975 | $164,232 | $58,557 |
| 3 | $229,473 | $12,715 | -$1,580 | $162,152 | $67,321 |
| 4 | $236,357 | $13,157 | -$1,171 | $159,929 | $76,428 |
| 5 | $243,448 | $13,614 | -$748 | $157,553 | $85,895 |
| 6 | $250,751 | $14,086 | -$311 | $155,014 | $95,737 |
| 7 | $258,274 | $14,574 | $141 | $152,301 | $105,973 |
| 8 | $266,022 | $15,079 | $608 | $149,401 | $116,620 |
| 9 | $274,002 | $15,600 | $1,092 | $146,303 | $127,700 |
| 10 | $282,222 | $16,138 | $1,591 | $142,991 | $139,231 |
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.