1090N NW North River Dr Unit 404
Miami, FL 33136 · condos · For Sale · 140 days on market
Asking price$1,950,000
3 beds 4 baths 2,394 sqft
Suggested offer$784,918$1,165,082 above the est. market value of $784,918.
View on Realtor.com →Listed by Timothy Haynackie, P.A. · Coldwell Banker Realty
Typecondos
Built2007
Price / sqft$815
Est. value (own analysis)$784,918
Rent estimate (own analysis)$3,970/mo
HOA$2,136/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
1 / 73
Show every detail
Statusfor_sale
Listed date2026-04-15
Removed date—
MLSMiamiMLS #A12000204
Coordinates25.78231, -80.21259
Address1090N NW North River Dr Unit 404
CityMiami
StateFL
Zip33136
Listing ID5796399274
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33136)
Typical home value (ZHVI)$317,970
Typical rent (ZORI)$2,599/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 | $1,950,000 |
| Down payment (20.0%) | $390,000 |
| Loan amount | $1,560,000 |
| Closing costs (5.0%) | $97,500 |
| Total cash to close | $487,500 |
| Income | |
| Rent (comp-derived) | $3,970$47,640 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,652$43,829 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,088$37,050 |
| Insurance (est. scaled by flood & wind risk) | $2,860$34,320 |
| HOA dues | $2,136$25,632 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $199$2,382 |
| Total operating expenses | $8,282$99,384 |
| 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) | $199$2,382 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 2 | 1,026 | $2,200 | 2026-07-07 | — | |
| condos | 3 | 1 | 1,027 | $2,550 | 2026-06-06 | — | |
| apartment | 3 | 2 | 982 | $2,000 | 2026-04-23 | — | |
| apartment | 3 | 1 | 861 | $1,700 | 2025-05-08 | — | |
| condos | 3 | 2 | 1,026 | $2,250 | 2026-01-05 | — | |
| condos | 3 | 4 | 2,157 | $6,750 | 2026-04-13 | — | |
| condos | 3 | 2 | 1,026 | $2,750 | 2026-02-13 | — | |
| apartment | 3 | 2 | 1,334 | $7,662 | — | — | |
| condos | 3 | 2 | 1,300 | $3,599 | 2026-04-16 | — | |
| apartment | 3 | 2 | 1,188 | $4,067 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,957 | — | — | |
| apartment | 3 | 2 | 1,210 | $3,743 | — | — | |
| apartment | 3 | 2 | 1,210 | $4,003 | — | — | |
| apartment | 3 | 2 | 1,255 | $3,968 | — | — | |
| apartment | 3 | 2 | 1,261 | $4,188 | — | — | |
| apartment | 3 | 2 | 1,223 | $3,774 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,997 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,982 | — | — | |
| apartment | 3 | 2 | 1,188 | $3,977 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,922 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,972 | — | — | |
| apartment | 3 | 2 | 1,188 | $3,967 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,872 | — | — | |
| apartment | 3 | 2 | 1,188 | $3,992 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,932 | — | — | |
| apartment | 3 | 2 | 1,188 | $3,907 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,897 | — | — | |
| apartment | 3 | 2 | 1,188 | $3,942 | — | — | |
| apartment | 3 | 2 | 1,114 | $3,947 | — | — | |
| apartment | 3 | 2 | 1,188 | $4,042 | — | — | |
| apartment | 3 | 2 | 1,188 | $4,027 | — | — | |
| apartment | 3 | 2 | 1,114 | $4,007 | — | — | |
| apartment | 3 | 2 | 1,188 | $4,002 | — | — | |
| apartment | 3 | 2 | 1,188 | $4,017 | — | — | |
| apartment | 3 | 2 | 1,215 | $4,631 | — | — | |
| apartment | 3 | 3 | 1,429 | $5,455 | — | — | |
| apartment | 3 | 3 | 1,429 | $5,450 | — | — | |
| apartment | 3 | 3 | 1,429 | $5,425 | — | — |
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 |
|---|---|---|---|---|---|---|
| 483 NW 19th St Unit 362 | condos | 2 | 1 | 782 | $218,000 | 2026-08-26 |
| 816 NW 11th St Apt 801 | condos | 2 | 2 | 1,067 | $335,000 | 2026-08-17 |
| 816 NW 11th St Apt 806 | condos | 2 | 2 | 891 | $301,000 | 2026-07-30 |
| 850 N Miami Ave Unit W2003 | condos | 2 | 2 | 914 | $320,000 | 2026-07-21 |
| 850 N Miami Ave Unit W1903 | condos | 2 | 2 | 914 | $300,000 | 2026-07-14 |
| 850 N Miami Ave Unit W605 | condos | 1 | 1 | 689 | $235,000 | 2026-06-22 |
| 201 NW 7th St Apt 307 | condos | 2 | 2 | 1,037 | $350,000 | 2026-06-15 |
| 201 NW 7th St Apt 103 | condos | 2 | 2 | 1,037 | $340,000 | 2026-06-08 |
| 850 N Miami Ave Unit W609 | condos | 2 | 2 | 914 | $280,000 | 2026-05-14 |
| 850 N Miami Ave Apt 703 | condos | 2 | 2 | 914 | $272,000 | 2026-04-16 |
| 850 N Miami Ave Unit W1503 | condos | 2 | 2 | 914 | $295,000 | 2026-03-19 |
| 1350 NW 8th Ct Unit A1-6 | condos | 1 | 1 | 743 | $210,000 | 2026-03-02 |
| 850 N Miami Ave Unit W1804 | condos | 2 | 2 | 914 | $305,000 | 2026-02-18 |
| 816 NW 11th St Apt 505 | condos | 2 | 2 | 882 | $270,000 | 2025-10-06 |
| 1010 NW 11th St Apt 601 | condos | 2 | 2 | 918 | $320,000 | 2025-09-28 |
| 816 NW 11th St Apt 405 | condos | 2 | 2 | 882 | $270,000 | 2025-09-19 |
| 800 N Miami Ave Unit E809 | condos | 2 | 2 | 914 | $313,000 | 2025-09-08 |
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 |
|---|---|---|---|---|---|---|
| 902 NW 10th Ct | single_family | 3 | 2 | 1,659 | $1,000,000 | — |
| 1999 NW 5th Pl Apt 2 | condos | 3 | 1 | 1,027 | $285,000 | — |
| 1541 NW 1st Ct | single_family | 3 | 2 | 1,480 | $1,000,000 | — |
| 542 N Miami Ave Unit 6403 | condos | 3 | 3 | 2,070 | $2,680,000 | — |
| 542 N Miami Ave Unit 6604 | condos | 3 | 3 | 2,005 | — | — |
| 1990 NW 4th Ct Apt 7 | condos | 3 | 2 | 1,026 | $305,000 | — |
10-year hold projection
IRR-14.1%
Equity multiple-1.45x
Total return (10yr)-$937,808
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,008,500 | -$55,555 | -$178,237 | $1,543,086 | $465,414 |
| 2 | $2,068,755 | -$56,725 | -$179,466 | $1,525,011 | $543,744 |
| 3 | $2,130,818 | -$57,917 | -$180,720 | $1,505,694 | $625,123 |
| 4 | $2,194,742 | -$59,133 | -$181,998 | $1,485,051 | $709,691 |
| 5 | $2,260,584 | -$60,372 | -$183,301 | $1,462,990 | $797,594 |
| 6 | $2,328,402 | -$61,634 | -$184,629 | $1,439,415 | $888,987 |
| 7 | $2,398,254 | -$62,921 | -$185,983 | $1,414,220 | $984,034 |
| 8 | $2,470,202 | -$64,232 | -$187,364 | $1,387,295 | $1,082,906 |
| 9 | $2,544,308 | -$65,569 | -$188,771 | $1,358,522 | $1,185,786 |
| 10 | $2,620,637 | -$66,930 | -$190,205 | $1,327,772 | $1,292,865 |
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.