35 SW 22nd Rd
Miami, FL 33129 · single_family · For Sale · 22 days on market
Asking price$6,199,900
5 beds 6 baths — sqft
Suggested offer$2,650,000$3,549,900 above the est. market value of $2,650,000.
View on Realtor.com →Listed by Michael Venereo · Miami Brokers Group
Typesingle_family
Built2026
Price / sqft—
Est. value (own analysis)$2,650,000
Rent estimate (own analysis)$18,750/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-11
Removed date—
MLSMiamiMLS #A12066506
Coordinates25.75444, -80.20161
Address35 SW 22nd Rd
CityMiami
StateFL
Zip33129
Listing ID5799663789
Sourceus-real-estate-listings, cached 2026-08-29
ZIP market snapshot (33129)
Typical home value (ZHVI)$689,590
Typical rent (ZORI)$3,599/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 | $6,199,900 |
| Down payment (20.0%) | $1,239,980 |
| Loan amount | $4,959,920 |
| Closing costs (5.0%) | $309,995 |
| Total cash to close | $1,549,975 |
| Income | |
| Rent (comp-derived) | $18,750$225,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $17,250$207,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $9,817$117,798 |
| Insurance (est. scaled by flood & wind risk) | $6,613$79,359 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $938$11,250 |
| Total operating expenses | $17,367$208,407 |
| 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) | $938$11,250 |
| 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 | 5 | 3 | 3,558 | $10,800 | 2026-07-25 | — | |
| single_family | 5 | 5 | 3,698 | $25,000 | 2025-11-17 | — | |
| single_family | 5 | 6 | 4,250 | $55,000 | 2025-11-16 | — | |
| single_family | 5 | 4 | 2,194 | $12,500 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 3001 S Miami Ave | single_family | 5 | 4 | 3,126 | $2,650,000 | 2026-08-12 |
| 998 SW 11th St | single_family | 5 | 4 | 2,108 | $1,370,000 | 2026-05-13 |
| 45 SW 19th Rd | single_family | 5 | 5 | 3,178 | $2,900,000 | 2026-03-27 |
| 2323 SW 2nd Ave | single_family | 5 | 5 | 4,808 | $4,850,000 | 2026-03-13 |
| 257 SW 32nd Rd | single_family | 5 | 4 | 3,300 | $2,000,000 | 2026-01-31 |
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 |
|---|---|---|---|---|---|---|
| 175 SE 25th Rd Apt 4202 | condos | 5 | 7 | 4,735 | $10,800,000 | — |
| 125 SW 29th Rd | single_family | 5 | 7 | 4,509 | $5,800,000 | — |
| 1120 SW 12th St | multi_family | 5 | 3 | 3,304 | $1,150,000 | — |
| 175 SE 25th Rd Apt 4301 | condos | 5 | 6 | 4,725 | $10,000,000 | — |
| 2127 Brickell Ave Apt 3602 | condos | 5 | 6 | 4,435 | $7,200,000 | — |
| 2765 Brickell Ct | single_family | 5 | 6 | 4,236 | $5,295,000 | — |
| 175 SE 25th St Ph 4302 | condos | 5 | 7 | 4,735 | $9,100,000 | — |
| 175 SE 25th Rd Apt 4001 | condos | 5 | 6 | 4,725 | $10,200,000 | — |
10-year hold projection
IRR-7.1%
Equity multiple-0.19x
Total return (10yr)-$1,042,129
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,385,897 | -$1,407 | -$395,142 | $4,906,143 | $1,479,754 |
| 2 | $6,577,474 | -$407 | -$394,424 | $4,848,674 | $1,728,800 |
| 3 | $6,774,798 | $649 | -$393,656 | $4,787,258 | $1,987,540 |
| 4 | $6,978,042 | $1,763 | -$392,837 | $4,721,625 | $2,256,417 |
| 5 | $7,187,383 | $2,938 | -$391,965 | $4,651,484 | $2,535,899 |
| 6 | $7,403,005 | $4,177 | -$391,037 | $4,576,527 | $2,826,478 |
| 7 | $7,625,095 | $5,481 | -$390,051 | $4,496,423 | $3,128,672 |
| 8 | $7,853,848 | $6,854 | -$389,004 | $4,410,817 | $3,443,031 |
| 9 | $8,089,463 | $8,298 | -$387,894 | $4,319,333 | $3,770,130 |
| 10 | $8,332,147 | $9,816 | -$386,719 | $4,221,567 | $4,110,580 |
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.