680 Buttonwood Ln
Miami, FL 33137 · single_family · For Sale · 216 days on market
Asking price$10,800,000
5 beds 6 baths 3,645 sqft
Suggested offer$6,378,750$4,421,250 above the est. market value of $6,378,750.
View on Realtor.com →Listed by Ana Teresa Rodriguez | ATR Luxury Homes · Coldwell Banker Realty
Typesingle_family
Built1969
Price / sqft$2963
Est. value (own analysis)$6,378,750
Rent estimate (own analysis)$18,750/mo
HOA$454/mo
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Statusfor_sale
Listed date2026-01-29
Removed date—
MLSMiamiMLS #A11932928
Coordinates25.82041, -80.18188
Address680 Buttonwood Ln
CityMiami
StateFL
Zip33137
Listing ID5899400750
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33137)
Typical home value (ZHVI)$682,165
Typical rent (ZORI)$3,560/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 | $10,800,000 |
| Down payment (20.0%) | $2,160,000 |
| Loan amount | $8,640,000 |
| Closing costs (5.0%) | $540,000 |
| Total cash to close | $2,700,000 |
| Income | |
| Rent (comp-derived) | $18,750$225,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $17,250$207,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $17,100$205,200 |
| Insurance (placeholder 0.8% of price) | $7,200$86,400 |
| HOA dues | $454$5,448 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $938$11,250 |
| Total operating expenses | $25,692$308,298 |
| 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) | $938$11,250 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 5 | 3 | 3,002 | $12,000 | 2026-08-19 | — | |
| single_family | 5 | 4 | 2,452 | $21,000 | 2026-08-17 | — | |
| single_family | 5 | 6 | 4,646 | $45,000 | 2026-08-13 | — | |
| single_family | 5 | 3 | 2,592 | $14,000 | 2026-07-27 | — | |
| single_family | 5 | 3 | 3,558 | $10,800 | 2026-07-25 | — | |
| single_family | 5 | 7 | 3,782 | $19,000 | 2026-07-23 | — | |
| single_family | 5 | 5 | 4,343 | $55,000 | 2026-07-16 | — | |
| single_family | 5 | 3 | 3,174 | $7,995 | 2026-07-06 | — | |
| single_family | 5 | 3 | 2,495 | $6,500 | 2026-07-02 | — | |
| single_family | 5 | 4 | 3,200 | $17,500 | 2026-07-01 | — | |
| single_family | 5 | 5 | 3,010 | $14,300 | 2026-06-26 | — | |
| single_family | 5 | 4 | 3,029 | $24,500 | 2026-06-17 | — | |
| single_family | 5 | 5 | 4,197 | $19,900 | 2026-06-17 | — | |
| single_family | 5 | 4 | 3,114 | $16,000 | 2026-06-17 | — | |
| single_family | 5 | 3 | 4,305 | $7,000 | 2026-06-04 | — | |
| single_family | 5 | 5 | 3,721 | $21,500 | 2026-05-27 | — | |
| single_family | 5 | 3 | 2,588 | $6,000 | 2026-05-27 | — | |
| single_family | 5 | 5 | 4,400 | $18,000 | 2026-05-26 | — | |
| single_family | 5 | 5 | 3,600 | $25,000 | 2026-05-18 | — | |
| single_family | 5 | 5 | 3,470 | $45,000 | 2026-05-15 | — | |
| single_family | 5 | 7 | 4,173 | $49,000 | 2026-07-28 | — | |
| single_family | 5 | 3 | 3,780 | $15,000 | 2024-10-29 | — | |
| single_family | 5 | 6 | 4,496 | $22,500 | 2025-10-06 | — | |
| single_family | 5 | 4 | 3,275 | $10,000 | 2025-11-16 | — | |
| single_family | 5 | 6 | 3,115 | $30,000 | 2026-01-12 | — | |
| single_family | 5 | 5 | 3,698 | $25,000 | 2025-11-17 | — | |
| single_family | 5 | 4 | 4,119 | $25,000 | 2026-03-05 | — | |
| single_family | 5 | 5 | 4,119 | $18,500 | 2026-04-01 | — | |
| single_family | 5 | 5 | 4,057 | $14,950 | 2026-04-20 | — | |
| single_family | 5 | 3 | 2,702 | $5,500 | — | — | |
| single_family | 5 | 6 | 4,253 | $30,000 | — | — | |
| single_family | 5 | 5 | 3,629 | $25,000 | — | — | |
| single_family | 5 | 6 | 4,250 | $55,000 | 2025-11-16 | — | |
| single_family | 5 | 4 | 3,160 | $21,000 | 2026-08-27 | — | |
| single_family | 5 | 6 | 4,253 | $30,000 | 2025-11-24 | — | |
| single_family | 5 | 4 | 2,470 | $7,500 | — | — | |
| single_family | 5 | 3 | 2,442 | $6,500 | 2026-08-30 | — | |
| single_family | 5 | 3 | 2,602 | $9,000 | 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 |
|---|---|---|---|---|---|---|
| 30 NE 50th St | single_family | 5 | 5 | 2,870 | $2,600,000 | 2026-08-10 |
| 471 NE 53rd St | single_family | 5 | 3 | 2,436 | $1,825,000 | 2026-07-23 |
| 661 Melaleuca Ln | single_family | 5 | 6 | 5,266 | $10,800,000 | 2026-06-22 |
| 5960 N Bayshore Dr | single_family | 5 | 5 | 4,000 | $7,000,000 | 2026-05-13 |
| 575 Hibiscus Ln | single_family | 5 | 5 | 3,814 | $9,600,000 | 2026-04-28 |
| 484 NE 57th St | single_family | 5 | 5 | 3,146 | $3,650,000 | 2026-01-23 |
| 4301 Gate Ln | single_family | 5 | 6 | 4,081 | $7,690,000 | 2025-12-08 |
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 |
|---|---|---|---|---|---|---|
| 3131 NE 7th Ave Unit 5003 | condos | 5 | 6 | 2,887 | $4,150,000 | — |
| 700 NE 24th St Unit 6003 | condos | 5 | 6 | 5,010 | $7,695,000 | — |
| 700 NE 26th Ter Ph 2 | condos | 5 | 7 | 6,834 | $6,500,000 | — |
| 547 NE 57th St | single_family | 5 | 6 | 4,658 | $6,380,000 | — |
| 5261 NE 5th Ave | single_family | 5 | 6 | 4,142 | $5,950,000 | — |
| 460 NE 28th St Apt 4002 | condos | 5 | 4 | 2,248 | $2,175,000 | — |
| 280 NE 48th Ter | single_family | 5 | 3 | 1,682 | $1,550,000 | — |
| 788 NE 23rd St Unit 3801 | condos | 5 | 6 | 3,966 | $5,775,000 | — |
10-year hold projection
IRR-9.3%
Equity multiple-0.59x
Total return (10yr)-$2,869,269
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $11,124,000 | -$101,298 | -$778,824 | $8,546,323 | $2,577,677 |
| 2 | $11,457,720 | -$102,795 | -$780,602 | $8,446,213 | $3,011,507 |
| 3 | $11,801,452 | -$104,299 | -$782,394 | $8,339,229 | $3,462,223 |
| 4 | $12,155,495 | -$105,809 | -$784,199 | $8,224,898 | $3,930,597 |
| 5 | $12,520,160 | -$107,323 | -$786,017 | $8,102,716 | $4,417,444 |
| 6 | $12,895,765 | -$108,841 | -$787,845 | $7,972,143 | $4,923,622 |
| 7 | $13,282,638 | -$110,362 | -$789,685 | $7,832,604 | $5,450,034 |
| 8 | $13,681,117 | -$111,886 | -$791,534 | $7,683,482 | $5,997,635 |
| 9 | $14,091,550 | -$113,410 | -$793,392 | $7,524,120 | $6,567,430 |
| 10 | $14,514,297 | -$114,934 | -$795,259 | $7,353,815 | $7,160,482 |
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.