17602 NW 25th Ave Apt 304
Miami Gardens, FL 33056 · condos · For Sale · 36 days on market
Asking price$230,000
3 beds 2 baths 1,062 sqft
Listed by Nellyfer Guillen · Avya Corp
Typecondos
Built2006
Price / sqft$217
Est. value (own analysis)$290,908
Rent estimate (own analysis)$3,075/mo
HOA$401/mo
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Statusfor_sale
Listed date2026-07-28
Removed date—
MLSMiamiMLS #A12060186
Coordinates25.93493, -80.24383
Address17602 NW 25th Ave Apt 304
CityMiami Gardens
StateFL
Zip33056
Listing ID5781151481
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 | $230,000 |
| Down payment (20.0%) | $46,000 |
| Loan amount | $184,000 |
| Closing costs (5.0%) | $11,500 |
| Total cash to close | $57,500 |
| Income | |
| Rent (comp-derived) | $3,075$36,900 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,829$33,948 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $364$4,370 |
| Insurance (placeholder 0.8% of price) | $153$1,840 |
| HOA dues | $401$4,812 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,845 |
| Total operating expenses | $1,072$12,867 |
| 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) | $154$1,845 |
| 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 | 3 | 2.5 | 1,251 | $2,840 | 2025-12-17 | — | |
| condos | 3 | 2 | 1,062 | $2,200 | 2026-07-15 | — | |
| apartment | 3 | 2 | 1,310 | $3,800 | 2026-06-29 | — | |
| apartment | 3 | 2 | 1,330 | $3,101 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,075 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,075 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,075 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,126 | — | — |
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 |
|---|---|---|---|---|---|---|
| 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 |
|---|---|---|---|---|---|---|
| 3530 NW 170th St | single_family | 3 | 1 | 962 | $397,500 | — |
| 3441 NW 169th Ter | single_family | 3 | 2 | 1,314 | $349,900 | — |
| 1714 NW 204th St | single_family | 3 | 2 | 1,358 | $435,000 | — |
| 3281 NW 212th St | single_family | 3 | 2 | — | $445,000 | — |
| 3271 NW 173rd Ter | single_family | 3 | 2 | 1,464 | $535,000 | — |
| 2766 NW 168th Ter | single_family | 3 | 2 | 1,656 | $525,000 | — |
| 2340 NW 187th St | single_family | 3 | 2 | 1,562 | $535,000 | — |
| 17530 NW 27th Ct | single_family | 3 | 2 | 1,613 | $550,000 | — |
10-year hold projection
IRR18.2%
Equity multiple3.76x
Total return (10yr)$188,951
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $236,900 | $21,081 | $5,047 | $182,005 | $54,895 |
| 2 | $244,007 | $21,778 | $5,697 | $179,873 | $64,134 |
| 3 | $251,327 | $22,497 | $6,369 | $177,595 | $73,732 |
| 4 | $258,867 | $23,240 | $7,064 | $175,160 | $83,707 |
| 5 | $266,633 | $24,006 | $7,780 | $172,558 | $94,075 |
| 6 | $274,632 | $24,797 | $8,521 | $169,777 | $104,855 |
| 7 | $282,871 | $25,614 | $9,285 | $166,806 | $116,065 |
| 8 | $291,357 | $26,457 | $10,075 | $163,630 | $127,727 |
| 9 | $300,098 | $27,327 | $10,890 | $160,236 | $139,861 |
| 10 | $309,101 | $28,225 | $11,732 | $156,610 | $152,491 |
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.