170 S Hibiscus Dr
Miami Beach, FL 33139 · single_family · Pending — under contract · 209 days on market
Asking price$12,500,000
3 beds 2 baths 2,455 sqft
Suggested offer$3,839,252$8,660,748 above the est. market value of $3,839,252.
View on Realtor.com →Listed by Andres Morales · Coldwell Banker Realty
Typesingle_family
Built1941
Price / sqft$5092
Est. value (own analysis)$3,839,252
Rent estimate (own analysis)$16,500/mo
HOANone
1 / 51
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Statusfor_sale
Listed date2026-02-05
Removed date—
MLSMiamiMLS #A11954780
Coordinates25.78195, -80.15977
Address170 S Hibiscus Dr
CityMiami Beach
StateFL
Zip33139
Listing ID5808253268
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $12,500,000 |
| Down payment (20.0%) | $2,500,000 |
| Loan amount | $10,000,000 |
| Closing costs (5.0%) | $625,000 |
| Total cash to close | $3,125,000 |
| Income | |
| Rent (comp-derived) | $16,500$198,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $15,180$182,160 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $19,792$237,500 |
| Insurance (placeholder 0.8% of price) | $8,333$100,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $825$9,900 |
| Total operating expenses | $28,950$347,400 |
| 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) | $825$9,900 |
| 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 | 3 | 3 | 2,027 | $17,000 | 2026-07-31 | — | |
| single_family | 3 | 3 | 2,022 | $18,950 | 2026-07-16 | — | |
| single_family | 3 | 4 | 2,813 | $55,000 | 2026-06-24 | — | |
| single_family | 3 | 3 | 1,798 | $9,990 | — | — | |
| single_family | 3 | 2 | 1,962 | $7,600 | — | — | |
| single_family | 3 | 4 | 2,229 | $16,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 830 E Dilido Dr | single_family | 3 | 2 | 2,005 | $2,286,415 | 2026-08-21 |
| 1729 Lenox Ave | single_family | 3 | 2 | 2,170 | $2,650,000 | 2026-08-19 |
| 244 W San Marino Dr | single_family | 3 | 3 | 2,732 | $11,926,300 | 2026-06-16 |
| 1443 Lenox Ave | single_family | 3 | 2 | 1,592 | $2,385,000 | 2026-06-12 |
| 302 W San Marino Dr | single_family | 3 | 3 | 3,178 | $11,300,000 | 2026-05-26 |
| 1030 N Venetian Dr | single_family | 3 | 5 | 2,807 | $3,100,000 | 2026-05-05 |
| 1315 Lenox Ave | single_family | 3 | 2 | 2,378 | $3,550,000 | 2026-04-29 |
| 440 E Rivo Alto Dr | single_family | 3 | 2 | 3,522 | $6,500,000 | 2026-04-27 |
| 1011 N Venetian Dr | single_family | 3 | 3 | 3,671 | $10,800,000 | 2026-04-14 |
| 114 1st Rivo Alto Ter | single_family | 3 | 3 | 2,003 | $3,264,044 | 2026-02-13 |
| 1315 N Venetian Way | single_family | 3 | 2 | 3,616 | $8,100,000 | 2026-01-12 |
| 114 2nd Dilido Ter | single_family | 3 | 4 | 2,120 | $2,350,000 | 2026-01-09 |
| 1339 14th Ter | single_family | 3 | 2 | 1,484 | $1,675,000 | 2025-11-05 |
| 1111 N Venetian Dr | single_family | 3 | 5 | 3,868 | $10,750,000 | 2025-10-31 |
| 1234 13th St | single_family | 3 | 2 | 1,618 | $20,000,000 | 2025-09-08 |
| 800 E Dilido Dr | single_family | 3 | 3 | 2,117 | $3,000,000 | 2025-09-04 |
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 |
|---|---|---|---|---|---|---|
| 1000 Venetian Way Apt 403 | condos | 3 | 3 | 2,445 | $2,250,000 | — |
| 1000 Venetian Way Apt 1902 | condos | 3 | 3 | 2,010 | $2,100,000 | — |
| 109 1st Dilido Ter | single_family | 3 | 4 | 2,481 | $4,450,000 | — |
| 1324 Lenox Ave | single_family | 3 | 2 | 1,804 | $1,600,000 | — |
| 288 Palm Ave | single_family | 3 | 3 | 2,022 | $4,250,000 | — |
| single_family | 3 | 4 | 3,029 | $13,000,000 | — | |
| 1800 Sunset Harbour Dr Unit 1212 | condos | 3 | 3 | 1,900 | $2,225,000 | — |
| 1853 Jefferson Ave Apt 6 | townhomes | 3 | 4 | 1,430 | $995,000 | — |
10-year hold projection
IRR-10.3%
Equity multiple-0.75x
Total return (10yr)-$3,838,637
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $12,875,000 | -$165,240 | -$946,292 | $9,891,578 | $2,983,422 |
| 2 | $13,261,250 | -$168,460 | -$949,760 | $9,775,710 | $3,485,540 |
| 3 | $13,659,088 | -$171,734 | -$953,287 | $9,651,886 | $4,007,202 |
| 4 | $14,068,860 | -$175,061 | -$956,874 | $9,519,558 | $4,549,302 |
| 5 | $14,490,926 | -$178,442 | -$960,522 | $9,378,144 | $5,112,782 |
| 6 | $14,925,654 | -$181,878 | -$964,231 | $9,227,018 | $5,698,636 |
| 7 | $15,373,423 | -$185,369 | -$968,002 | $9,065,514 | $6,307,909 |
| 8 | $15,834,626 | -$188,916 | -$971,836 | $8,892,920 | $6,941,706 |
| 9 | $16,309,665 | -$192,518 | -$975,733 | $8,708,473 | $7,601,191 |
| 10 | $16,798,955 | -$196,178 | -$979,694 | $8,511,361 | $8,287,594 |
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.