6800 SW 106th St
Pinecrest, FL 33156 · single_family · For Sale · 169 days on market
Asking price$11,750,000
7 beds 9 baths — sqft
Suggested offer$6,700,000$5,050,000 above the est. market value of $6,700,000.
View on Realtor.com →Listed by Amy Hollub · Compass Florida, LLC.
Typesingle_family
Built2026
Price / sqft—
Est. value (own analysis)$6,700,000
Rent estimate (own analysis)$47,500/mo
HOANone
1 / 9
Show every detail
Statusfor_sale
Listed date2026-03-17
Removed date—
MLSMiamiMLS #A11984142
Coordinates25.67228, -80.30580
Address6800 SW 106th St
CityPinecrest
StateFL
Zip33156
Listing ID5900995482
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33156)
Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/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 | $11,750,000 |
| Down payment (20.0%) | $2,350,000 |
| Loan amount | $9,400,000 |
| Closing costs (5.0%) | $587,500 |
| Total cash to close | $2,937,500 |
| Income | |
| Rent (comp-derived) | $47,500$570,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $43,700$524,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $18,604$223,250 |
| Insurance (placeholder 0.8% of price) | $7,833$94,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,375$28,500 |
| Total operating expenses | $28,813$345,750 |
| 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) | $2,375$28,500 |
| 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
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 | 7 | 5,119 | $13,990 | 2026-06-17 | — | |
| single_family | 7 | 9 | 11,253 | $95,000 | 2026-07-24 | — | |
| single_family | 7 | 8 | 7,073 | $55,000 | 2026-08-06 | — | |
| single_family | 7 | 10 | 6,828 | $40,000 | 2026-08-10 | — |
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 |
|---|---|---|---|---|---|---|
| 12220 Rock Garden Ln | single_family | 7 | 6 | 6,065 | $6,575,000 | 2026-08-18 |
| 7218 SW 102nd St | single_family | 7 | 8 | 6,541 | $6,700,000 | 2026-07-28 |
| 12110 SW 60th Ct | single_family | 7 | 8 | 8,321 | $5,100,000 | 2026-07-27 |
| 6690 SW 96th St | single_family | 7 | 10 | 10,001 | $14,500,000 | 2026-07-24 |
| 8900 SW 62nd Ct | single_family | 7 | 8 | 6,851 | $10,000,000 | 2026-07-20 |
| 9360 Balada St | single_family | 7 | 8 | 6,771 | $20,500,000 | 2026-07-10 |
| 7245 SW 104th St | single_family | 7 | 7 | 9,792 | $4,900,000 | 2026-06-22 |
| 5865 SW 96th St | single_family | 7 | 8 | 7,811 | $7,750,000 | 2026-06-22 |
| 6695 SW 112th St | single_family | 7 | 7 | 7,132 | $5,100,000 | 2026-06-11 |
| 5800 Moss Ranch Rd | single_family | 7 | 9 | 6,842 | $7,630,000 | 2026-05-29 |
| 12820 SW 80th Ave | single_family | 7 | 7 | 6,977 | $6,000,000 | 2026-05-19 |
| 10101 SW 60th Ct | single_family | 7 | 9 | 11,493 | $13,350,000 | 2026-04-30 |
| 9500 SW 61st Ct | single_family | 7 | 7 | 10,393 | $15,500,000 | 2026-04-01 |
| 9320 Balada St | single_family | 7 | 8 | 7,623 | $17,950,000 | 2026-03-19 |
| 6900 SW 115th St | single_family | 7 | 7 | 6,411 | $6,200,000 | 2026-03-18 |
| 9601 SW 60th Ct | single_family | 7 | 8 | 8,291 | $6,600,000 | 2026-03-12 |
| 5785 SW 96th St | single_family | 7 | 9 | 6,631 | $5,800,000 | 2026-02-13 |
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 |
|---|---|---|---|---|---|---|
| 9401 Journeys End Rd | single_family | 7 | 10 | 12,843 | $75,000,000 | — |
| 6060 SW 118th St | single_family | 7 | 9 | 6,825 | $9,600,000 | — |
| 6200 SW 123rd Ter | single_family | 7 | 9 | 8,077 | $9,990,000 | — |
| 9741 W Suburban Dr | single_family | 7 | 7 | 7,196 | $11,750,000 | — |
| 9440 Old Cutler Ln | single_family | 7 | 8 | 8,997 | $28,900,000 | — |
| 650 Lugo Ave | single_family | 7 | 5 | 9,287 | $28,000,000 | — |
| 8800 SW 57th Ave | single_family | 7 | 8 | 7,384 | $5,995,000 | — |
| 6371 SW 107th St | single_family | 7 | 8 | 6,345 | $12,999,999 | — |
10-year hold projection
IRR-3.1%
Equity multiple0.48x
Total return (10yr)$10,300
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $12,102,500 | $178,650 | -$574,733 | $9,298,083 | $2,804,417 |
| 2 | $12,465,575 | $185,738 | -$568,357 | $9,189,168 | $3,276,407 |
| 3 | $12,839,542 | $193,082 | -$561,744 | $9,072,773 | $3,766,770 |
| 4 | $13,224,729 | $200,691 | -$554,883 | $8,948,385 | $4,276,344 |
| 5 | $13,621,470 | $208,574 | -$547,768 | $8,815,455 | $4,806,016 |
| 6 | $14,030,114 | $216,739 | -$540,389 | $8,673,397 | $5,356,718 |
| 7 | $14,451,018 | $225,197 | -$532,737 | $8,521,583 | $5,929,435 |
| 8 | $14,884,548 | $233,958 | -$524,803 | $8,359,344 | $6,525,204 |
| 9 | $15,331,085 | $243,031 | -$516,576 | $8,185,965 | $7,145,120 |
| 10 | $15,791,017 | $252,429 | -$508,047 | $8,000,679 | $7,790,339 |
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.