5790 SW 96th St
Pinecrest, FL 33156 · single_family · For Sale · 103 days on market
Asking price$5,000,000
5 beds 7 baths 6,079 sqft
Suggested offer$4,526,119$473,881 above the est. market value of $4,526,119.
View on Realtor.com →Listed by Ben Moss · Compass Florida, LLC.
Typesingle_family
Built2019
Price / sqft$823
Est. value (own analysis)$4,526,119
Rent estimate (own analysis)$20,000/mo
HOANone
1 / 39
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Statusfor_sale
Listed date2026-05-22
Removed date—
MLSMiamiMLS #A12015268
Coordinates25.68179, -80.28613
Address5790 SW 96th St
CityPinecrest
StateFL
Zip33156
Listing ID5823594119
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 | $5,000,000 |
| Down payment (20.0%) | $1,000,000 |
| Loan amount | $4,000,000 |
| Closing costs (5.0%) | $250,000 |
| Total cash to close | $1,250,000 |
| Income | |
| Rent (comp-derived) | $20,000$240,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $18,400$220,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $7,917$95,000 |
| Insurance (placeholder 0.8% of price) | $3,333$40,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,000$12,000 |
| Total operating expenses | $12,250$147,000 |
| 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) | $1,000$12,000 |
| 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 | 6 | 4,212 | $11,000 | 2026-08-19 | — | |
| single_family | 5 | 7 | 4,036 | $13,000 | 2026-07-20 | — | |
| single_family | 5 | 7 | 5,783 | $35,000 | 2026-03-31 | — | |
| single_family | 5 | 5 | 4,838 | $25,880 | 2026-07-02 | — | |
| single_family | 5 | 5 | 4,374 | $20,000 | 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 |
|---|---|---|---|---|---|---|
| 12801 SW 61st Ave | single_family | 5 | 5 | 5,802 | $4,550,000 | 2026-08-24 |
| 600 Conde Ave | single_family | 5 | 5 | 4,512 | $4,000,000 | 2026-08-18 |
| 5770 SW 100th St | single_family | 5 | 6 | 6,447 | $4,750,000 | 2026-08-17 |
| 7200 SW 107th Ter | single_family | 5 | 6 | 3,450 | $2,990,000 | 2026-08-17 |
| 12624 SW 77th Ave | single_family | 5 | 4 | 4,014 | $3,200,000 | 2026-08-13 |
| 13300 SW 69th Ave | single_family | 5 | 5 | 4,731 | $2,900,000 | 2026-08-10 |
| 11600 SW 77th Ave | single_family | 5 | 7 | 4,673 | $4,700,000 | 2026-08-07 |
| 10330 SW 71st Ave | single_family | 5 | 3 | 2,789 | $2,275,000 | 2026-08-03 |
| 12801 Old Cutler Rd | single_family | 5 | 6 | 4,906 | $4,110,000 | 2026-08-03 |
| 7175 SW 117th Ter | single_family | 5 | 4 | 3,448 | $2,155,000 | 2026-07-27 |
| 5340 Banyan Dr | single_family | 5 | 5 | 5,690 | $7,281,500 | 2026-07-22 |
| 12070 SW 83rd Pl | single_family | 5 | 5 | 4,212 | $2,270,000 | 2026-07-21 |
| 7440 SW 106th St | single_family | 5 | 3 | 3,748 | $3,250,000 | 2026-07-21 |
| 8620 SW 112th St | single_family | 5 | 5 | 3,993 | $2,700,000 | 2026-07-09 |
| 13060 SW 70th Ave | single_family | 5 | 3 | 3,203 | $2,100,000 | 2026-07-06 |
| 6700 SW 117th St | single_family | 5 | 4 | 3,956 | $3,150,000 | 2026-06-30 |
| 6801 SW 126th Ter | single_family | 5 | 5 | 4,732 | $2,757,200 | 2026-06-30 |
| 13020 SW 70th Ave | single_family | 5 | 4 | 4,001 | $1,850,000 | 2026-06-29 |
| 7830 SW 120th St | single_family | 5 | 4 | 4,119 | $2,950,000 | 2026-06-26 |
| 10235 SW 58th Ct | single_family | 5 | 3 | 3,004 | $2,560,000 | 2026-06-22 |
| 8479 SW 122nd St | single_family | 5 | 4 | 3,674 | $2,350,000 | 2026-06-17 |
| 7455 SW 125th St | single_family | 5 | 4 | 3,039 | $2,100,000 | 2026-06-15 |
| 7751 Palmetto Ct | single_family | 5 | 5 | 3,298 | $2,575,000 | 2026-06-10 |
| 1511 Agua Ave | single_family | 5 | 4 | 3,723 | $2,635,000 | 2026-05-29 |
| 6125 SW 109th St | single_family | 5 | 5 | 4,161 | $3,400,000 | 2026-05-26 |
| 7280 SW 100th St | single_family | 5 | 6 | 4,801 | $3,500,000 | 2026-05-21 |
| 6505 SW 133rd Dr | single_family | 5 | 3 | 3,061 | $2,000,000 | 2026-05-20 |
| 13150 SW 69th Ave | single_family | 5 | 4 | 5,343 | $3,150,000 | 2026-05-18 |
| 325 Campana Ave | single_family | 5 | 4 | 6,779 | $5,100,000 | 2026-05-14 |
| 10125 SW 60th Ave | single_family | 5 | 3 | 3,449 | $3,000,000 | 2026-05-14 |
| 5820 SW 97th St | single_family | 5 | 4 | 4,084 | $6,625,000 | 2026-05-14 |
| 9370 Balada St | single_family | 5 | 4 | 3,997 | $10,250,000 | 2026-05-13 |
| 665 Leucadendra Dr | single_family | 5 | 8 | 7,698 | $24,250,000 | 2026-05-05 |
| 5400 Banyan Trl | single_family | 5 | 5 | 6,831 | $7,475,000 | 2026-05-04 |
| 11120 Killian Park Rd | single_family | 5 | 5 | 6,307 | $4,850,000 | 2026-05-04 |
| 8535 SW 113th Ter | single_family | 5 | 4 | 3,645 | $1,980,000 | 2026-04-30 |
| 11001 SW 75th Ct | single_family | 5 | 6 | 5,783 | $4,125,000 | 2026-04-29 |
| 641 Reinante Ave | single_family | 5 | 6 | 3,360 | $15,600,000 | 2026-04-17 |
| 6755 SW 99th Ter | single_family | 5 | 5 | 4,598 | $3,800,000 | 2026-04-17 |
| 12685 SW 81st Ave | single_family | 5 | 3 | 3,251 | $2,170,000 | 2026-04-10 |
| 7681 SW 107th St | single_family | 5 | 4 | 3,514 | $3,185,000 | 2026-04-09 |
| 13502 SW 57th Ct | single_family | 5 | 3 | 3,099 | $2,200,000 | 2026-04-06 |
| 7250 SW 99th St | single_family | 5 | 5 | 4,031 | $2,735,000 | 2026-03-27 |
| 7340 SW 123rd Ter | single_family | 5 | 3 | 2,349 | $1,600,000 | 2026-03-17 |
| 11133 SW 85th Ct | single_family | 5 | 5 | 4,067 | $2,037,500 | 2026-03-13 |
| 13407 SW 59th Ave | single_family | 5 | 4 | 3,280 | $2,325,000 | 2026-03-09 |
| 5846 SW 108th St | single_family | 5 | 4 | 3,812 | $3,000,000 | 2026-03-05 |
| 8363 SW 98th St | single_family | 5 | 6 | 4,093 | $1,960,000 | 2026-03-03 |
| 7125 SW 120th St | single_family | 5 | 2 | 2,482 | $1,800,500 | 2026-02-27 |
| 13000 SW 69th Ct | single_family | 5 | 4 | 2,961 | $2,400,000 | 2026-02-20 |
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 |
|---|---|---|---|---|---|---|
| 7840 SW 98th St | single_family | 5 | 7 | 4,618 | $4,650,000 | — |
| 8345 SW 90th St | single_family | 5 | 3 | 3,460 | $1,745,000 | — |
| 12021 SW 82nd Pl | single_family | 5 | 4 | 3,686 | $1,980,000 | — |
| 10825 SW 80th Ave | single_family | 5 | 3 | 3,650 | $2,350,000 | — |
| 8695 SW 110th St | single_family | 5 | 3 | 2,551 | $1,635,000 | — |
| 8339 SW 112th St | single_family | 5 | 3 | 2,628 | $2,300,000 | — |
| 4901 Hammock Park Dr | single_family | 5 | 6 | 5,317 | $10,950,000 | — |
| 8045 SW 128th St | single_family | 5 | 6 | 1,781 | $1,650,000 | — |
10-year hold projection
IRR-3.3%
Equity multiple0.46x
Total return (10yr)-$19,684
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,150,000 | $73,800 | -$246,661 | $3,956,631 | $1,193,369 |
| 2 | $5,304,500 | $76,749 | -$244,012 | $3,910,284 | $1,394,216 |
| 3 | $5,463,635 | $79,805 | -$241,264 | $3,860,754 | $1,602,881 |
| 4 | $5,627,544 | $82,971 | -$238,412 | $3,807,823 | $1,819,721 |
| 5 | $5,796,370 | $86,252 | -$235,455 | $3,751,257 | $2,045,113 |
| 6 | $5,970,261 | $89,651 | -$232,387 | $3,690,807 | $2,279,455 |
| 7 | $6,149,369 | $93,172 | -$229,205 | $3,626,205 | $2,523,164 |
| 8 | $6,333,850 | $96,819 | -$225,906 | $3,557,168 | $2,776,683 |
| 9 | $6,523,866 | $100,598 | -$222,484 | $3,483,389 | $3,040,477 |
| 10 | $6,719,582 | $104,511 | -$218,936 | $3,404,544 | $3,315,038 |
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.