115 Ocean Blvd
Golden Beach, FL 33160 · single_family · For Sale · 63 days on market
Asking price$47,000,000
7 beds 12 baths 9,121 sqft
Suggested offer$15,340,585$31,659,415 above the est. market value of $15,340,585.
View on Realtor.com →Listed by Jonathan Mann · Coldwell Banker Realty
Typesingle_family
Built1936
Price / sqft$5153
Est. value (own analysis)$15,340,585
Rent estimate (Zillow ZIP avg)$3,079/mo
HOANone
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Statusfor_sale
Listed date2026-07-01
Removed date—
MLSMiamiMLS #A12041686
Coordinates25.95769, -80.11934
Address115 Ocean Blvd
CityGolden Beach
StateFL
Zip33160
Listing ID5797880619
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $47,000,000 |
| Down payment (20.0%) | $9,400,000 |
| Loan amount | $37,600,000 |
| Closing costs (5.0%) | $2,350,000 |
| Total cash to close | $11,750,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $3,079$36,944 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,832$33,988 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $74,417$893,000 |
| Insurance (placeholder 0.8% of price) | $31,333$376,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,847 |
| Total operating expenses | $105,904$1,270,847 |
| 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$1,847 |
| 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 | 7 | 8 | 6,475 | $29,500 | 2026-07-20 | — | |
| single_family | 7 | 6 | 3,696 | $21,000 | 2026-06-25 | — |
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 |
|---|---|---|---|---|---|---|
| 194 Golden Beach Dr | single_family | 7 | 6 | 4,596 | $7,730,000 | 2026-07-08 |
| 19005 Atlantic Blvd | single_family | 7 | 6 | 3,696 | $2,750,000 | 2026-05-01 |
| 630 Golden Beach Dr | single_family | 7 | 9 | 8,541 | $16,420,000 | 2025-12-12 |
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 |
|---|---|---|---|---|---|---|
| 255 Ocean Blvd | single_family | 7 | 14 | 17,507 | $79,500,000 | — |
| 410 Golden Beach Dr | single_family | 7 | 8 | 5,713 | $14,975,000 | — |
| 185 Ocean Blvd | single_family | 7 | 9 | — | $45,000,000 | — |
| 680 Golden Beach Dr | single_family | 7 | 7 | 8,197 | $21,900,000 | — |
| 284 Ocean Blvd | single_family | 7 | 7 | — | $11,000,000 | — |
| 7000 Island Blvd Ph 2 | condos | 7 | 9 | 7,700 | $5,500,000 | — |
| multi_family | 7 | 3 | 2,684 | $1,075,000 | — |
10-year hold projection
IRR-13.4%
Equity multiple-1.32x
Total return (10yr)-$21,102,815
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $48,410,000 | -$1,236,859 | -$4,138,239 | $37,192,332 | $11,217,668 |
| 2 | $49,862,300 | -$1,267,610 | -$4,169,037 | $36,756,670 | $13,105,630 |
| 3 | $51,358,169 | -$1,299,126 | -$4,200,599 | $36,291,090 | $15,067,079 |
| 4 | $52,898,914 | -$1,331,423 | -$4,232,945 | $35,793,538 | $17,105,376 |
| 5 | $54,485,881 | -$1,364,523 | -$4,266,095 | $35,261,819 | $19,224,063 |
| 6 | $56,120,458 | -$1,398,445 | -$4,300,068 | $34,693,586 | $21,426,872 |
| 7 | $57,804,072 | -$1,433,209 | -$4,334,884 | $34,086,332 | $23,717,740 |
| 8 | $59,538,194 | -$1,468,837 | -$4,370,565 | $33,437,377 | $26,100,817 |
| 9 | $61,324,340 | -$1,505,349 | -$4,407,132 | $32,743,858 | $28,580,482 |
| 10 | $63,164,070 | -$1,542,767 | -$4,444,607 | $32,002,714 | $31,161,356 |
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.