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9440 Old Cutler Ln

Coral Gables, FL 33156 · single_family · For Sale · 352 days on market
Asking price$28,900,000
7 beds 8 baths 8,997 sqft
Suggested offer$9,215,701$19,684,299 above the est. market value of $9,215,701.
View on Realtor.com →
Listed by Toni Schrager · Brown Harris Stevens
Typesingle_family
Built2024
Price / sqft$3212
Est. value (own analysis)$9,215,701
Rent estimate (own analysis)$55,000/mo
HOA$2,500/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Neighborhood

Show every detail
Statusfor_sale
Listed date2025-09-15
Removed date—
MLSMiamiMLS #A11872394
Coordinates25.68589, -80.27157
Address9440 Old Cutler Ln
CityCoral Gables
StateFL
Zip33156
Listing ID5820672854
Sourceus-real-estate-listings, cached 2026-08-31

ZIP market snapshot (33156)

Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/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$28,900,000
Down payment (20.0%)$5,780,000
Loan amount$23,120,000
Closing costs (5.0%)$1,445,000
Total cash to close$7,225,000
Income
Rent (comp-derived)$55,000$660,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$660,000
Vacancy rate (assumption) assumption8.0%

$660,000 × 8.0% = $52,800

Effective gross income$50,600$607,200
Operating expenses
Property tax (placeholder 1.9% of price)$45,758$549,100
Insurance (est. scaled by flood & wind risk)$28,900$346,800
HOA dues$2,500$30,000
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$2,750$33,000
Total operating expenses$79,908$958,900
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$607,200
Total operating expenses derived$958,900

$607,200 − $958,900 = -$351,700

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$23,120,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$23,120,000 amortized at 6.7% over 30 years = $148,575/mo

CapEx reserve (5.0% of GSR)$2,750$33,000
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$351,700
Annual debt service derived$1,782,904
Annual CapEx reserve assumption$33,000
Annual PMI assumption$0

(-$351,700 − $1,782,904 − $33,000 − $0) ÷ 12 = -$180,634

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$351,700
Purchase price data$28,900,000

-$351,700 ÷ $28,900,000 = -1.2%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$2,167,604
Total cash to close derived$7,225,000

-$2,167,604 ÷ $7,225,000 = -30.0%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$351,700
Annual debt service derived$1,782,904

-$351,700 ÷ $1,782,904 = -0.20

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$660,000
Purchase price data$28,900,000

($660,000 ÷ 12) ÷ $28,900,000 = 0.2%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$28,900,000
Gross scheduled rent (annual) comp$660,000

$28,900,000 ÷ $660,000 = 43.8

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$958,900
Effective gross income derived$607,200

$958,900 ÷ $607,200 = 157.9%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$958,900
Annual debt service derived$1,782,904
Annual PMI assumption$0
Gross scheduled rent (annual) comp$660,000

($958,900 + $1,782,904 + $0) ÷ $660,000 = 415.4%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
single_family7911,253$95,0002026-07-24—
single_family787,073$55,0002026-08-06—
single_family7106,828$40,0002026-08-10—

6701 SW 101st St

Pinecrest, 33156 · rent comp

Bedrooms / bathrooms7 bd / 9 ba
Square footage11,253
Listed2026-07-24
Days on market—

Asking rent: $95,000

View on Zillow →

11010 SW 69th Ave Unit 0

Pinecrest, 33156 · rent comp

Bedrooms / bathrooms7 bd / 8 ba
Square footage7,073
Listed2026-08-06
Days on market—

Asking rent: $55,000

View on Zillow →

11275 SW 64th Ave

Pinecrest, 33156 · rent comp

Bedrooms / bathrooms7 bd / 10 ba
Square footage6,828
Listed2026-08-10
Days on market—

Asking rent: $40,000

View on Zillow →

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.

AddressTypeBedsBathsLiving sqftSale priceSale date
12220 Rock Garden Lnsingle_family766,065$6,575,0002026-08-18
7218 SW 102nd Stsingle_family786,541$6,700,0002026-07-28
12110 SW 60th Ctsingle_family788,321$5,100,0002026-07-27
6690 SW 96th Stsingle_family71010,001$14,500,0002026-07-24
8900 SW 62nd Ctsingle_family786,851$10,000,0002026-07-20
9360 Balada Stsingle_family786,771$20,500,0002026-07-10
7245 SW 104th Stsingle_family779,792$4,900,0002026-06-22
5865 SW 96th Stsingle_family787,811$7,750,0002026-06-22
6695 SW 112th Stsingle_family777,132$5,100,0002026-06-11
5800 Moss Ranch Rdsingle_family796,842$7,630,0002026-05-29
12820 SW 80th Avesingle_family776,977$6,000,0002026-05-19
10101 SW 60th Ctsingle_family7911,493$13,350,0002026-04-30
9500 SW 61st Ctsingle_family7710,393$15,500,0002026-04-01
9320 Balada Stsingle_family787,623$17,950,0002026-03-19
6900 SW 115th Stsingle_family776,411$6,200,0002026-03-18
9601 SW 60th Ctsingle_family788,291$6,600,0002026-03-12
5785 SW 96th Stsingle_family796,631$5,800,0002026-02-13

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.

AddressTypeBedsBathsSqftAsking priceDays on market
9401 Journeys End Rdsingle_family71012,843$75,000,000—
6060 SW 118th Stsingle_family796,825$9,600,000—
6200 SW 123rd Tersingle_family798,077$9,990,000—
9741 W Suburban Drsingle_family777,196$11,750,000—
650 Lugo Avesingle_family759,287$28,000,000—
8800 SW 57th Avesingle_family787,384$5,995,000—
6371 SW 107th Stsingle_family786,345$12,999,999—
5901 SW 107th Stsingle_family7109,644$16,995,000—

10-year hold projection

IRR-10.1%
Equity multiple-0.71x
Total return (10yr)-$8,599,890
YearProperty valueNOICash flowLoan balanceEquity
1$29,767,000-$351,700-$2,167,604$22,869,328$6,897,672
2$30,660,010-$357,457-$2,174,186$22,601,442$8,058,568
3$31,579,810-$363,266-$2,180,841$22,315,159$9,264,651
4$32,527,205-$369,127-$2,187,568$22,009,218$10,517,987
5$33,503,021-$375,037-$2,194,367$21,682,267$11,820,754
6$34,508,111-$380,996-$2,201,237$21,332,864$13,175,247
7$35,543,355-$387,001-$2,208,176$20,959,468$14,583,887
8$36,609,655-$393,051-$2,215,182$20,560,429$16,049,226
9$37,707,945-$399,144-$2,222,255$20,133,989$17,573,956
10$38,839,183-$405,276-$2,229,393$19,678,264$19,160,919
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.