13633 Deering Bay Dr Apt 256
Coral Gables, FL 33158 · condos · For Sale · 6 days on market
Asking price$1,850,000
3 beds 4 baths 2,980 sqft
Listed by Claudia Fernandez · One Sotheby's International Realty
Typecondos
Built1995
Price / sqft$621
Est. value (own analysis)$1,895,608
Rent estimate (own analysis)$12,500/mo
HOA$11,669/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire2/10Minor
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Statusfor_sale
Listed date2026-08-27
Removed date—
MLSMiamiMLS #A12078670
Coordinates25.63621, -80.29106
Address13633 Deering Bay Dr Apt 256
CityCoral Gables
StateFL
Zip33158
Listing ID5832150765
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33158)
Typical home value (ZHVI)$1,383,443
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 | $1,850,000 |
| Down payment (20.0%) | $370,000 |
| Loan amount | $1,480,000 |
| Closing costs (5.0%) | $92,500 |
| Total cash to close | $462,500 |
| Income | |
| Rent (comp-derived) | $12,500$150,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $11,500$138,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,929$35,150 |
| Insurance (est. scaled by flood & wind risk) | $2,713$32,560 |
| HOA dues | $11,669$140,028 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $625$7,500 |
| Total operating expenses | $17,937$215,238 |
| 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) | $625$7,500 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 3 | 4 | 2,010 | $9,500 | 2026-04-28 | — | |
| condos | 3 | 4 | 3,165 | $25,000 | 2026-06-16 | — | |
| condos | 3 | 3 | 2,100 | $8,800 | 2026-04-07 | — | |
| condos | 3 | 4 | 3,949 | $16,500 | 2026-01-14 | — | |
| condos | 3 | 4 | 2,504 | $15,000 | 2026-06-20 | — | |
| apartment | 3 | 5 | 2,911 | $25,000 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,235 | $12,500 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,911 | $22,500 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,982 | $24,000 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,288 | $12,300 | 2025-10-30 | — | |
| apartment | 3 | 3 | 3,531 | $6,000 | 2026-08-21 | — | |
| apartment | 3 | 2 | 3,416 | $5,500 | 2026-03-10 | — | |
| condos | 3 | 4 | 3,190 | $12,350 | 2026-04-02 | — |
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 |
|---|---|---|---|---|---|---|
| 13621 Deering Bay Dr Apt 801 | condos | 3 | 4 | 2,814 | $2,150,000 | 2026-08-21 |
| 13621 Deering Bay Dr Apt 601 | condos | 3 | 4 | 2,814 | $2,000,000 | 2026-04-17 |
| 13627 Deering Bay Dr Apt 702 | condos | 3 | 3 | 2,160 | $1,445,000 | 2026-04-03 |
| 13637 Deering Bay Dr Apt 231 | condos | 3 | 4 | 2,980 | $1,487,500 | 2025-12-16 |
| 13627 Deering Bay Dr Apt 1002 | condos | 3 | 3 | 2,160 | $1,303,000 | 2025-12-16 |
| 13645 Deering Bay Dr Ph 164 | condos | 3 | 4 | 3,140 | $1,800,000 | 2025-11-07 |
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 |
|---|---|---|---|---|---|---|
| 8261 SW 142nd St | single_family | 3 | 2 | 2,324 | $1,179,000 | — |
| 6305 Marlin Dr | single_family | 3 | 2 | 1,922 | $1,200,000 | — |
| 8265 SW 149th Dr | single_family | 3 | 2 | 1,890 | $1,299,000 | — |
| 13647 Deering Bay Dr Apt 142 | condos | 3 | 4 | 3,140 | $1,995,000 | — |
| 8340 SW 151st St | single_family | 3 | 2 | 1,800 | $930,000 | — |
| 15190 Old Cutler Rd | single_family | 3 | 2 | 3,204 | $1,399,000 | — |
| 13730 SW 75th Ave | single_family | 3 | 2 | 2,123 | $1,075,000 | — |
| 13621 Deering Bay Dr Apt 502 | condos | 3 | 4 | 2,972 | $2,299,000 | — |
10-year hold projection
IRR-17.6%
Equity multiple-2.11x
Total return (10yr)-$1,198,145
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,905,500 | -$77,238 | -$198,869 | $1,463,953 | $441,547 |
| 2 | $1,962,665 | -$78,479 | -$200,297 | $1,446,805 | $515,860 |
| 3 | $2,021,545 | -$79,730 | -$201,740 | $1,428,479 | $593,066 |
| 4 | $2,082,191 | -$80,991 | -$203,199 | $1,408,895 | $673,297 |
| 5 | $2,144,657 | -$82,262 | -$204,671 | $1,387,965 | $756,692 |
| 6 | $2,208,997 | -$83,542 | -$206,158 | $1,365,598 | $843,398 |
| 7 | $2,275,267 | -$84,831 | -$207,659 | $1,341,696 | $933,571 |
| 8 | $2,343,525 | -$86,128 | -$209,173 | $1,316,152 | $1,027,373 |
| 9 | $2,413,830 | -$87,432 | -$210,701 | $1,288,854 | $1,124,977 |
| 10 | $2,486,245 | -$88,744 | -$212,241 | $1,259,681 | $1,226,564 |
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.