199 Caoba Ct
Coral Gables, FL 33143 · single_family · For Sale · 85 days on market
Asking price$13,995,000
5 beds 8 baths 5,342 sqft
Suggested offer$5,010,190$8,984,810 above the est. market value of $5,010,190.
View on Realtor.com →Listed by Tere Shelton Bernace · Compass Florida, LLC.
Typesingle_family
Built2025
Price / sqft$2620
Est. value (own analysis)$5,010,190
Rent estimate (own analysis)$22,000/mo
HOA$500/mo
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Statusfor_sale
Listed date2026-06-10
Removed date—
MLSMiamiMLS #A12032572
Coordinates25.69780, -80.25510
Address199 Caoba Ct
CityCoral Gables
StateFL
Zip33143
Listing ID5824138587
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33143)
Typical home value (ZHVI)$957,553
Typical rent (ZORI)$2,761/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 | $13,995,000 |
| Down payment (20.0%) | $2,799,000 |
| Loan amount | $11,196,000 |
| Closing costs (5.0%) | $699,750 |
| Total cash to close | $3,498,750 |
| Income | |
| Rent (comp-derived) | $22,000$264,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $20,240$242,880 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $22,159$265,905 |
| Insurance (placeholder 0.8% of price) | $9,330$111,960 |
| HOA dues | $500$6,000 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,100$13,200 |
| Total operating expenses | $33,089$397,065 |
| 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) | $1,100$13,200 |
| 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 | 7 | 3,782 | $19,000 | 2026-07-23 | — | |
| single_family | 5 | 4 | 3,518 | $13,950 | 2026-06-17 | — | |
| single_family | 5 | 5 | 3,696 | $8,250 | 2026-06-05 | — | |
| single_family | 5 | 4 | 4,269 | $14,000 | 2026-06-05 | — | |
| single_family | 5 | 7 | 4,820 | $30,000 | 2026-08-03 | — | |
| single_family | 5 | 8 | 6,184 | $35,000 | 2026-06-05 | — | |
| single_family | 5 | 6 | 4,486 | $31,500 | 2026-08-05 | — | |
| single_family | 5 | 5 | 4,735 | $33,000 | 2026-01-05 | — | |
| single_family | 5 | 4 | 3,729 | $25,000 | 2026-05-15 | — | |
| single_family | 5 | 4 | 3,483 | $15,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 6760 SW 62nd Ter | single_family | 5 | 3 | 2,764 | $1,395,000 | 2026-08-24 |
| 5831740839 | single_family | 5 | 6 | 5,053 | $8,920,000 | 2026-07-28 |
| 8000 Los Pinos Blvd | single_family | 5 | 6 | 6,938 | $6,300,000 | 2026-07-28 |
| 5890 SW 82nd St | single_family | 5 | 6 | 4,258 | $5,750,000 | 2026-07-22 |
| 741 Tibidabo Ave | single_family | 5 | 3 | 2,833 | $3,630,000 | 2026-07-13 |
| 7901 SW 72nd Ave | single_family | 5 | 1 | 2,500 | $2,000,000 | 2026-07-01 |
| 7440 SW 54th Ct | single_family | 5 | 3 | 2,634 | $2,650,000 | 2026-06-23 |
| 5950 SW 83rd St | single_family | 5 | 4 | 4,202 | $4,850,000 | 2026-06-18 |
| 5835 SW 81st St | single_family | 5 | 6 | 4,304 | $5,000,000 | 2026-06-18 |
| 279 Galeon Ct | single_family | 5 | 5 | 3,583 | $5,600,000 | 2026-06-05 |
| 5975 SW 62nd St | single_family | 5 | 7 | — | $2,675,000 | 2026-05-29 |
| 1161 Sunset Dr | single_family | 5 | 4 | 2,649 | $2,395,000 | 2026-05-28 |
| 7461 SW 58th St | single_family | 5 | 3 | 2,297 | $950,000 | 2026-05-28 |
| 200 Casuarina Concourse | single_family | 5 | 4 | 10,196 | $25,365,300 | 2026-05-22 |
| 5345 SW 84th St | single_family | 5 | 3 | 3,708 | $5,500,000 | 2026-04-21 |
| 5033854265 | single_family | 5 | 7 | 4,069 | $4,575,000 | 2026-03-31 |
| 4763 SW 82nd St | single_family | 5 | 5 | 5,977 | $12,230,000 | 2026-03-23 |
| 7701 SW 50th Ct | single_family | 5 | 4 | 3,565 | $4,550,000 | 2026-03-23 |
| 7945 Sunset Dr | single_family | 5 | 6 | 4,177 | $3,050,000 | 2026-03-16 |
| 7821 SW 54th Ct | single_family | 5 | 7 | 4,306 | $4,100,000 | 2026-03-13 |
| 7250 SW 47th Ave | single_family | 5 | 5 | 3,703 | $3,200,000 | 2026-03-13 |
| 7720 SW 79th Ct | single_family | 5 | 5 | 3,549 | $2,787,000 | 2026-03-09 |
| 6781 SW 75th Ter | single_family | 5 | 7 | 4,335 | $4,000,000 | 2026-02-27 |
| 5928 SW 69th Ave | single_family | 5 | 5 | 4,029 | $3,250,000 | 2026-01-30 |
| 7950 SW 54th Ave | single_family | 5 | 5 | 3,848 | $3,450,000 | 2026-01-26 |
| 8501 SW 68th Street Rd | single_family | 5 | 6 | 5,183 | $2,450,000 | 2026-01-20 |
| 7110 SW 82nd Ave | single_family | 5 | 5 | 5,006 | $4,400,000 | 2026-01-15 |
| 7400 SW 47th Ct | single_family | 5 | 4 | 4,535 | $6,900,000 | 2026-01-12 |
| 7575 SW 54th Ave | single_family | 5 | 6 | 5,730 | $5,600,000 | 2025-12-12 |
| 7301 SW 58th St | single_family | 5 | 3 | 3,305 | $1,500,000 | 2025-12-08 |
| 5776 SW 77th Ter | single_family | 5 | 5 | 3,719 | $3,488,000 | 2025-12-01 |
| 8501 SW 72nd Ter | single_family | 5 | 3 | 3,209 | $1,600,000 | 2025-11-18 |
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 |
|---|---|---|---|---|---|---|
| 8560 SW 85th Ave | single_family | 5 | 3 | 2,996 | $1,250,000 | — |
| 7101 SW 60th St | single_family | 5 | 5 | 3,673 | $4,000,000 | — |
| 7550 SW 74th St | single_family | 5 | 6 | 4,549 | $3,250,000 | — |
| 6415 SW 83rd St | single_family | 5 | 6 | 5,105 | $5,250,000 | — |
| 7851 SW 48th Pl | single_family | 5 | 6 | 3,461 | $5,500,000 | — |
| 6200 SW 83rd Ave | single_family | 5 | 7 | 5,024 | $4,995,000 | — |
| 7700 SW 53rd Ct | single_family | 5 | 6 | 4,956 | $5,299,000 | — |
| 7220 SW 69th Ct | single_family | 5 | 3 | 2,902 | $1,640,000 | — |
10-year hold projection
IRR-9.7%
Equity multiple-0.66x
Total return (10yr)-$3,966,039
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $14,414,850 | -$154,185 | -$1,030,767 | $11,074,610 | $3,340,240 |
| 2 | $14,847,296 | -$156,825 | -$1,033,737 | $10,944,885 | $3,902,410 |
| 3 | $15,292,714 | -$159,495 | -$1,036,745 | $10,806,251 | $4,486,463 |
| 4 | $15,751,496 | -$162,194 | -$1,039,791 | $10,658,097 | $5,093,399 |
| 5 | $16,224,041 | -$164,922 | -$1,042,874 | $10,499,769 | $5,724,271 |
| 6 | $16,710,762 | -$167,678 | -$1,045,995 | $10,330,569 | $6,380,193 |
| 7 | $17,212,085 | -$170,462 | -$1,049,152 | $10,149,749 | $7,062,335 |
| 8 | $17,728,447 | -$173,274 | -$1,052,347 | $9,956,513 | $7,771,934 |
| 9 | $18,260,301 | -$176,112 | -$1,055,577 | $9,750,006 | $8,510,294 |
| 10 | $18,808,110 | -$178,976 | -$1,058,844 | $9,529,319 | $9,278,791 |
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.