2745 SW 23rd Ter
Miami, FL 33145 · townhomes · For Sale · 117 days on market
Asking price$1,645,000
4 beds 5 baths 2,909 sqft
Listed by Francesca Barry · One Sotheby's International Realty
Typetownhomes
Built2025
Price / sqft$565
Est. value (own analysis)$1,866,287
Rent estimate (own analysis)$8,999/mo
HOANone
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Statusfor_sale
Listed date2026-05-08
Removed date—
MLSMiamiMLS #A12014213
Coordinates25.74781, -80.23902
Address2745 SW 23rd Ter
CityMiami
StateFL
Zip33145
Listing ID5902760982
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33145)
Typical home value (ZHVI)$735,527
Typical rent (ZORI)$3,018/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 | $1,645,000 |
| Down payment (20.0%) | $329,000 |
| Loan amount | $1,316,000 |
| Closing costs (5.0%) | $82,250 |
| Total cash to close | $411,250 |
| Income | |
| Rent (comp-derived) | $8,999$107,988 |
| Vacancy loss (8.0%) | |
| Effective gross income | $8,279$99,349 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,605$31,255 |
| Insurance (placeholder 0.8% of price) | $1,097$13,160 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $450$5,399 |
| Total operating expenses | $4,151$49,814 |
| 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$5,399 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 4 | 4 | 1,946 | $5,800 | 2026-08-17 | — | |
| townhomes | 4 | 5 | 2,988 | $10,500 | 2026-07-27 | — | |
| townhomes | 4 | 5 | 2,750 | $8,999 | 2026-07-13 | — |
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 |
|---|---|---|---|---|---|---|
| 2943 SW 21st St | townhomes | 4 | 5 | — | $1,440,000 | 2026-07-16 |
| 2937 SW 21st St | townhomes | 4 | 5 | 2,620 | $1,440,000 | 2026-06-01 |
| 1533 SW 22nd Ter | townhomes | 4 | 3 | 2,400 | $1,550,000 | 2026-05-21 |
| 2410 SW 16th Ave | townhomes | 4 | 4 | 2,512 | $1,497,000 | 2026-04-17 |
| 2821 SW 23rd Ter Unit A | townhomes | 4 | 4 | 2,416 | $1,550,000 | 2026-03-02 |
| 1531 SW 22nd Ter | townhomes | 4 | 3 | 2,400 | $1,580,000 | 2026-02-27 |
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 |
|---|---|---|---|---|---|---|
| 1501 SW 21st St | townhomes | 4 | 4 | 2,571 | $1,829,000 | — |
| 1835 SW 18th St | single_family | 4 | 3 | 2,191 | $960,000 | — |
| 2364 SW 14th St | multi_family | 4 | 2 | 1,366 | $729,000 | — |
| 3575 SW 23rd St Unit 3575 | townhomes | 4 | 4 | 2,654 | $1,770,000 | — |
| 2222 SW 14th St Unit Right | townhomes | 4 | 4 | 2,736 | $1,779,000 | — |
| 2290 SW 13th St | condo_townhome_rowhome_coop | 4 | 5 | 3,544 | $2,750,000 | — |
| 2220 SW 14th St | townhomes | 4 | 4 | 2,969 | $1,749,000 | — |
| 1748 SW 21st Ter Unit Right | townhomes | 4 | 5 | 2,624 | $1,749,000 | — |
10-year hold projection
IRR0.8%
Equity multiple1.13x
Total return (10yr)$267,154
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,694,350 | $49,535 | -$57,348 | $1,301,732 | $392,618 |
| 2 | $1,745,181 | $51,270 | -$55,748 | $1,286,483 | $458,697 |
| 3 | $1,797,536 | $53,063 | -$54,093 | $1,270,188 | $527,348 |
| 4 | $1,851,462 | $54,917 | -$52,382 | $1,252,774 | $598,688 |
| 5 | $1,907,006 | $56,832 | -$50,611 | $1,234,164 | $672,842 |
| 6 | $1,964,216 | $58,812 | -$48,780 | $1,214,276 | $749,941 |
| 7 | $2,023,143 | $60,858 | -$46,887 | $1,193,022 | $830,121 |
| 8 | $2,083,837 | $62,973 | -$44,929 | $1,170,308 | $913,529 |
| 9 | $2,146,352 | $65,158 | -$42,904 | $1,146,035 | $1,000,317 |
| 10 | $2,210,742 | $67,417 | -$40,810 | $1,120,095 | $1,090,647 |
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.