10650 SW 77th Ct
Pinecrest, FL 33156 · multi_family · For Sale · 48 days on market
Asking price$1,700,000
6 beds 4 baths 4,007 sqft
Listed by Drew Kern · BHHS EWM Realty
Typemulti_family
Built1972
Price / sqft$424
Est. value (own analysis)$1,972,900
Rent estimate (building total, own analysis)$11,139/mo
HOANone
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Statusfor_sale
Listed date2026-07-16
Removed date—
MLSMiamiMLS #A12054803
Coordinates25.67089, -80.31995
Address10650 SW 77th Ct
CityPinecrest
StateFL
Zip33156
Listing ID5908858595
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 | $1,700,000 |
| Down payment (20.0%) | $340,000 |
| Loan amount | $1,360,000 |
| Closing costs (5.0%) | $85,000 |
| Total cash to close | $425,000 |
| Income | |
| Rent (estimate) | $11,139$133,674 |
| Vacancy loss (8.0%) | |
| Effective gross income | $10,248$122,980 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,692$32,300 |
| Insurance (placeholder 0.8% of price) | $1,133$13,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $557$6,684 |
| Total operating expenses | $4,382$52,584 |
| 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) | $557$6,684 |
| 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.
No active rental listings cached yet for this bedroom count.
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 10650 SW 77th Ct | multi_family | — | — | 4,007 | $1,630,000 | 2026-08-31 |
| 8371 SW 122nd St | multi_family | — | — | 2,672 | $1,400,000 | 2026-02-25 |
| 8620 SW 128th St | multi_family | 4 | 2 | 1,596 | $850,000 | 2025-12-18 |
| 10504 SW 77th Ct | multi_family | — | — | 2,488 | $1,225,000 | 2025-12-17 |
| 11434 SW 81st Rd | multi_family | — | — | 2,395 | $1,000,000 | 2025-12-15 |
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 |
|---|---|---|---|---|---|---|
| 9001-9143 SW 77th Ave | multi_family | 6 | 5 | — | $4,500,000 | — |
| 8350 SW 98th St | single_family | 6 | 5 | 7,953 | $4,500,000 | — |
| 9840 SW 73rd Ct | single_family | 6 | 8 | 6,841 | $6,499,000 | — |
| 11011 Marin St | single_family | 6 | 4 | 5,457 | $5,999,999 | — |
| 6600 SW 111th St | single_family | 6 | 7 | 7,563 | $5,785,000 | — |
| 7830 SW 117th St | single_family | 6 | 8 | 5,759 | $5,495,999 | — |
| 7765 SW 133rd Ter | single_family | 6 | 7 | — | $2,000,000 | — |
| 6700 SW 132nd St | single_family | 6 | 6 | 9,454 | $6,695,000 | — |
10-year hold projection
IRR3.8%
Equity multiple1.62x
Total return (10yr)$484,175
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,751,000 | $70,396 | -$41,164 | $1,345,255 | $405,745 |
| 2 | $1,803,530 | $72,771 | -$38,957 | $1,329,496 | $474,034 |
| 3 | $1,857,636 | $75,223 | -$36,675 | $1,312,656 | $544,980 |
| 4 | $1,913,365 | $77,756 | -$34,318 | $1,294,660 | $618,705 |
| 5 | $1,970,766 | $80,372 | -$31,882 | $1,275,427 | $695,339 |
| 6 | $2,029,889 | $83,074 | -$29,365 | $1,254,874 | $775,015 |
| 7 | $2,090,786 | $85,863 | -$26,765 | $1,232,909 | $857,876 |
| 8 | $2,153,509 | $88,744 | -$24,078 | $1,209,437 | $944,073 |
| 9 | $2,218,114 | $91,719 | -$21,301 | $1,184,352 | $1,033,763 |
| 10 | $2,284,658 | $94,791 | -$18,433 | $1,157,544 | $1,127,113 |
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.