284 Ocean Blvd
Golden Beach, FL 33160 · single_family · For Sale · 57 days on market
Asking price$11,000,000
7 beds 7 baths — sqft
Suggested offer$7,730,000$3,270,000 above the est. market value of $7,730,000.
View on Realtor.com →Listed by Daniel Tzinker · The Agency Florida LLC
Typesingle_family
Built2027
Price / sqft—
Est. value (own analysis)$7,730,000
Rent estimate (Zillow ZIP avg)$3,079/mo
HOANone
1 / 13
Show every detail
Statusfor_sale
Listed date2026-07-08
Removed date—
MLSMiamiMLS #A12049717
Coordinates25.96271, -80.12015
Address284 Ocean Blvd
CityGolden Beach
StateFL
Zip33160
Listing ID5830451052
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 | $11,000,000 |
| Down payment (20.0%) | $2,200,000 |
| Loan amount | $8,800,000 |
| Closing costs (5.0%) | $550,000 |
| Total cash to close | $2,750,000 |
| 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) | $17,417$209,000 |
| Insurance (placeholder 0.8% of price) | $7,333$88,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,847 |
| Total operating expenses | $24,904$298,847 |
| 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 | — |
| 185 Ocean Blvd | single_family | 7 | 9 | — | $45,000,000 | — |
| 680 Golden Beach Dr | single_family | 7 | 7 | 8,197 | $21,900,000 | — |
| 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-12.9%
Equity multiple-1.22x
Total return (10yr)-$4,672,213
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $11,330,000 | -$264,859 | -$945,320 | $8,704,588 | $2,625,412 |
| 2 | $11,669,900 | -$271,310 | -$951,818 | $8,602,625 | $3,067,275 |
| 3 | $12,019,997 | -$277,918 | -$958,473 | $8,493,659 | $3,526,338 |
| 4 | $12,380,597 | -$284,686 | -$965,289 | $8,377,211 | $4,003,386 |
| 5 | $12,752,015 | -$291,617 | -$972,270 | $8,252,766 | $4,499,249 |
| 6 | $13,134,575 | -$298,716 | -$979,420 | $8,119,775 | $5,014,800 |
| 7 | $13,528,613 | -$305,987 | -$986,744 | $7,977,652 | $5,550,960 |
| 8 | $13,934,471 | -$313,434 | -$994,244 | $7,825,769 | $6,108,702 |
| 9 | $14,352,505 | -$321,061 | -$1,001,926 | $7,663,456 | $6,689,049 |
| 10 | $14,783,080 | -$328,872 | -$1,009,793 | $7,489,997 | $7,293,083 |
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.