6940 SW 89th Ct
Miami, FL 33173 · single_family · For Sale · 53 days on market
Asking price$2,450,000
5 beds 5 baths 2,688 sqft
Suggested offer$1,163,366$1,286,634 above the est. market value of $1,163,366.
View on Realtor.com →Listed by Omar Hernandez · Ng International Realty Llc
Typesingle_family
Built1956
Price / sqft$911
Est. value (own analysis)$1,163,366
Rent estimate (own analysis)$9,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood4/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-11
Removed date—
MLSMiamiMLS #A12040710
Coordinates25.70404, -80.33981
Address6940 SW 89th Ct
CityMiami
StateFL
Zip33173
Listing ID5827237958
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33173)
Typical home value (ZHVI)$567,889
Typical rent (ZORI)$2,611/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 | $2,450,000 |
| Down payment (20.0%) | $490,000 |
| Loan amount | $1,960,000 |
| Closing costs (5.0%) | $122,500 |
| Total cash to close | $612,500 |
| Income | |
| Rent (comp-derived) | $9,000$108,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $8,280$99,360 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,879$46,550 |
| Insurance (est. scaled by flood & wind risk) | $2,613$31,360 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $450$5,400 |
| Total operating expenses | $6,943$83,310 |
| 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) | $450$5,400 |
| 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 | 3 | 2,176 | $9,000 | 2026-08-13 | — | |
| single_family | 5 | 4 | 2,323 | $5,700 | 2026-08-06 | — | |
| single_family | 5 | 3 | 2,781 | $14,500 | 2026-07-18 | — |
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 |
|---|---|---|---|---|---|---|
| 8904 SW 69th Ter | single_family | 5 | 6 | 4,004 | $1,750,000 | 2026-08-14 |
| 6500 SW 99th Ave | single_family | 5 | 4 | 5,236 | $4,000,000 | 2026-08-07 |
| 9261 SW 80th Ter | single_family | 5 | 4 | 3,267 | $1,400,000 | 2026-07-31 |
| 9451 SW 61st St | single_family | 5 | 3 | 2,346 | $1,000,000 | 2026-07-22 |
| 7145 SW 92nd Ct | single_family | 5 | 3 | 2,290 | $900,000 | 2026-06-03 |
| 8100 SW 92nd Ct | single_family | 5 | 2 | 2,309 | $1,125,000 | 2026-05-20 |
| 9790 SW 62nd St | single_family | 5 | 5 | 6,566 | $5,595,000 | 2026-03-10 |
| 8525 SW 100th Ave | single_family | 5 | 3 | 1,786 | $825,000 | 2026-03-02 |
| 6231 SW 94th Ave | single_family | 5 | 4 | 3,366 | $950,000 | 2025-12-31 |
| 9835 SW 85th St | single_family | 5 | 4 | 2,247 | $755,000 | 2025-11-26 |
| 6431 SW 109th Ct | single_family | 5 | 3 | 2,188 | $920,000 | 2025-11-26 |
| 9700 SW 66th St | single_family | 5 | 4 | 4,335 | $2,700,000 | 2025-11-20 |
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 |
|---|---|---|---|---|---|---|
| 9461 SW 62nd St | single_family | 5 | 4 | 2,323 | $1,095,000 | — |
| 10891 N Snapper Creek Dr | single_family | 5 | 4 | 1,508 | $850,000 | — |
| 10420 SW 64th St | single_family | 5 | 4 | 5,218 | $4,390,000 | — |
| 8401 SW 107th Ave Apt 316E | condos | 5 | 2 | 2,470 | $499,995 | — |
| 9601 SW 66th St | single_family | 5 | 4 | 2,539 | $1,100,000 | — |
| 10270 SW 62nd St | single_family | 5 | 5 | — | $3,500,000 | — |
| 7603 SW 91st Ave | single_family | 5 | 4 | 3,744 | $1,675,000 | — |
| 9955 SW 74th St | single_family | 5 | 3 | 3,343 | $1,299,000 | — |
10-year hold projection
IRR-5.4%
Equity multiple0.10x
Total return (10yr)-$231,891
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,523,500 | $16,050 | -$140,496 | $1,938,749 | $584,751 |
| 2 | $2,599,205 | $16,948 | -$139,733 | $1,916,039 | $683,166 |
| 3 | $2,677,181 | $17,883 | -$138,936 | $1,891,770 | $785,412 |
| 4 | $2,757,497 | $18,858 | -$138,104 | $1,865,833 | $891,663 |
| 5 | $2,840,221 | $19,872 | -$137,235 | $1,838,116 | $1,002,106 |
| 6 | $2,925,428 | $20,928 | -$136,328 | $1,808,495 | $1,116,933 |
| 7 | $3,013,191 | $22,027 | -$135,381 | $1,776,841 | $1,236,350 |
| 8 | $3,103,587 | $23,171 | -$134,394 | $1,743,012 | $1,360,575 |
| 9 | $3,196,694 | $24,361 | -$133,364 | $1,706,860 | $1,489,834 |
| 10 | $3,292,595 | $25,599 | -$132,290 | $1,668,226 | $1,624,369 |
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.