185 Ocean Blvd
Golden Beach, FL 33160 · single_family · For Sale · 124 days on market
Asking price$45,000,000
7 beds 9 baths — sqft
Suggested offer$7,730,000$37,270,000 above the est. market value of $7,730,000.
View on Realtor.com →Listed by Pablo Umansky · Urban Group Realty Corp.
Typesingle_family
Built2026
Price / sqft—
Est. value (own analysis)$7,730,000
Rent estimate (Zillow ZIP avg)$3,079/mo
HOANone
1 / 61
Show every detail
Statusfor_sale
Listed date2026-05-01
Removed date—
MLSMiamiMLS #A12009116
Coordinates25.95960, -80.11932
Address185 Ocean Blvd
CityGolden Beach
StateFL
Zip33160
Listing ID5810811901
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 | $45,000,000 |
| Down payment (20.0%) | $9,000,000 |
| Loan amount | $36,000,000 |
| Closing costs (5.0%) | $2,250,000 |
| Total cash to close | $11,250,000 |
| 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) | $71,250$855,000 |
| Insurance (placeholder 0.8% of price) | $30,000$360,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,847 |
| Total operating expenses | $101,404$1,216,847 |
| 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 | — |
| 115 Ocean Blvd | single_family | 7 | 12 | 9,121 | $47,000,000 | — |
| 410 Golden Beach Dr | single_family | 7 | 8 | 5,713 | $14,975,000 | — |
| 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)-$20,190,004
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $46,350,000 | -$1,182,859 | -$3,960,854 | $35,609,680 | $10,740,320 |
| 2 | $47,740,500 | -$1,212,260 | -$3,990,302 | $35,192,556 | $12,547,944 |
| 3 | $49,172,715 | -$1,242,392 | -$4,020,481 | $34,746,789 | $14,425,926 |
| 4 | $50,647,896 | -$1,273,271 | -$4,051,409 | $34,270,409 | $16,377,487 |
| 5 | $52,167,333 | -$1,304,917 | -$4,083,105 | $33,761,317 | $18,406,017 |
| 6 | $53,732,353 | -$1,337,349 | -$4,115,587 | $33,217,264 | $20,515,090 |
| 7 | $55,344,324 | -$1,370,586 | -$4,148,876 | $32,635,850 | $22,708,473 |
| 8 | $57,004,654 | -$1,404,648 | -$4,182,992 | $32,014,511 | $24,990,143 |
| 9 | $58,714,793 | -$1,439,555 | -$4,217,954 | $31,350,503 | $27,364,290 |
| 10 | $60,476,237 | -$1,475,328 | -$4,253,784 | $30,640,897 | $29,835,340 |
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.