1749 NE Miami Ct Apt 405
Miami, FL 33132 · condos · For Sale · 40 days on market
Asking price$1,325,000
1 beds 2 baths 1,946 sqft
Suggested offer$947,001$377,999 above the est. market value of $947,001.
View on Realtor.com →Listed by Moe Mossa · Savvy Avenue
Typecondos
Built2005
Price / sqft$681
Est. value (own analysis)$947,001
Rent estimate (own analysis)$6,500/mo
HOA$2,006/mo
Wind10/10Extreme$Heat10/10ExtremeFlood5/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-24
Removed date—
MLSBeachesMLS #B26056125
Coordinates25.79212, -80.19357
Address1749 NE Miami Ct Apt 405
CityMiami
StateFL
Zip33132
Listing ID5914829492
Sourceus-real-estate-listings, cached 2026-08-29
ZIP market snapshot (33132)
Typical home value (ZHVI)$514,716
Typical rent (ZORI)$3,468/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 | $1,325,000 |
| Down payment (20.0%) | $265,000 |
| Loan amount | $1,060,000 |
| Closing costs (5.0%) | $66,250 |
| Total cash to close | $331,250 |
| Income | |
| Rent (comp-derived) | $6,500$78,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,980$71,760 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,098$25,175 |
| Insurance (est. scaled by flood & wind risk) | $1,546$18,550 |
| HOA dues | $2,006$24,072 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $325$3,900 |
| Total operating expenses | $5,975$71,697 |
| 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) | $325$3,900 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 1 | 2 | 1,359 | $6,500 | 2026-06-17 | — | |
| condos | 1 | 2 | 1,675 | $7,000 | 2026-06-10 | — | |
| condos | 1 | 2 | 1,318 | $5,200 | 2026-08-23 | — |
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 |
|---|---|---|---|---|---|---|
| 851 NE 1st Ave Unit 3800 | condos | 1 | 2 | 1,018 | $540,000 | 2026-08-24 |
| 1800 N Bayshore Dr Apt 1908 | condos | 1 | 1 | 839 | $355,000 | 2026-08-21 |
| 1800 N Bayshore Dr Apt 1208 | condos | 1 | 1 | 839 | $350,000 | 2026-08-20 |
| 888 Biscayne Blvd Apt 3506 | condos | 1 | 2 | 948 | $585,000 | 2026-08-20 |
| 488 NE 18th St Unit 4005 | condos | 1 | 2 | 743 | $535,000 | 2026-08-18 |
| 1800 N Bayshore Dr Apt 4106 | condos | 1 | 1 | 822 | $377,000 | 2026-08-18 |
| 900 Biscayne Blvd Apt 2907 | condos | 1 | 2 | 938 | $675,000 | 2026-08-18 |
| 227 NE 2nd St Apt 1909 | condos | 1 | 1 | 549 | $395,000 | 2026-08-06 |
| 488 NE 18th St Unit 2802 | condos | 1 | 2 | 766 | $485,000 | 2026-08-01 |
| 1750 N Bayshore Dr Apt 4506 | condos | 1 | 1 | 821 | $308,000 | 2026-07-27 |
| 1750 N Bayshore Dr Apt 5105 | condos | 1 | 1 | 825 | $320,000 | 2026-07-15 |
| 1600 NE 1st Ave Apt 3012 | condos | 1 | 2 | 850 | $400,000 | 2026-07-09 |
| 900 Biscayne Blvd Apt 2910 | condos | 1 | 2 | 1,031 | $590,000 | 2026-07-09 |
| 1900 N Bayshore Dr Apt 506 | condos | 1 | 1 | 816 | $417,000 | 2026-07-08 |
| 253 NE 2nd St Apt 1107 | condos | 1 | 1 | 802 | $392,500 | 2026-07-02 |
| 133 NE 2nd Ave Apt 611 | condos | 1 | 1 | 651 | $248,000 | 2026-06-24 |
| 398 NE 5th St Apt 2403 | condos | 1 | 1 | 490 | $415,000 | 2026-06-24 |
| 275 NE 18th St Apt 1806 | condos | 1 | 1 | 749 | $355,000 | 2026-06-23 |
| 1750 N Bayshore Dr Apt 2109 | condos | 1 | 1 | 825 | $295,000 | 2026-06-22 |
| 900 Biscayne Blvd Apt 3110 | condos | 1 | 2 | 1,031 | $610,000 | 2026-06-22 |
| 601 NE 1st Ave Unit 3704 | condos | 1 | 1 | — | $460,000 | 2026-06-18 |
| 275 NE 18th St Apt 901 | condos | 1 | 1 | 734 | $315,000 | 2026-06-16 |
| 133 NE 2nd Ave Apt 2015 | condos | 1 | 1 | 651 | $290,000 | 2026-06-16 |
| 900 Biscayne Blvd Apt 5104 | condos | 1 | 2 | 938 | $670,000 | 2026-06-12 |
| 133 NE 2nd Ave Apt 2515 | condos | 1 | 1 | 651 | $275,800 | 2026-06-09 |
| 1040 Biscayne Blvd Apt 4208 | condos | 1 | 2 | 1,029 | $530,000 | 2026-06-09 |
| 1900 N Bayshore Dr Apt 505 | condos | 1 | 1 | 811 | $412,000 | 2026-06-08 |
| 1600 NE 1st Ave Apt 1011 | condos | 1 | 2 | — | $400,000 | 2026-06-04 |
| 851 NE 1st Ave Unit 2102 | condos | 1 | 2 | 937 | $525,000 | 2026-06-02 |
| 133 NE 2nd Ave Apt 1905 | condos | 1 | 1 | 651 | $290,000 | 2026-06-01 |
| 159 NE 6th St Unit 2607 | condos | 1 | 1 | 505 | $452,500 | 2026-05-29 |
| 244 Biscayne Blvd Apt 2306 | condos | 1 | 1 | 806 | $365,000 | 2026-05-22 |
| 244 Biscayne Blvd Apt 3104 | condos | 1 | 1 | 806 | $390,000 | 2026-05-22 |
| 1800 N Bayshore Dr Apt 3206 | condos | 1 | 1 | 822 | $365,000 | 2026-05-19 |
| 1750 N Bayshore Dr Apt 2804 | condos | 1 | 1 | 791 | $320,000 | 2026-05-18 |
| 133 NE 2nd Ave Apt 2611 | condos | 1 | 1 | 651 | $289,900 | 2026-05-18 |
| 601 NE 1st Ave Unit 4407 | condos | 1 | 1 | 550 | $420,000 | 2026-05-15 |
| 133 NE 2nd Ave Apt 1410 | condos | 1 | 1 | 620 | $280,000 | 2026-05-15 |
| 888 Biscayne Blvd Apt 4011 | condos | 1 | 2 | 845 | $540,000 | 2026-05-13 |
| 488 NE 18th St Unit 4605 | condos | 1 | 2 | 743 | $510,000 | 2026-05-05 |
| 1900 N Bayshore Dr Apt 3616 | condos | 1 | 2 | 867 | $417,500 | 2026-05-01 |
| 1040 Biscayne Blvd Apt 3508 | condos | 1 | 2 | 808 | $385,000 | 2026-04-30 |
| 398 NE 5th St Apt 3008 | condos | 1 | 1 | 430 | $450,000 | 2026-04-23 |
| 398 NE 5th St Apt 4507 | condos | 1 | 1 | 442 | $520,000 | 2026-04-23 |
| 1717 N Bayshore Dr Unit A1439 | condos | 1 | 2 | 1,066 | $410,000 | 2026-04-21 |
| 398 NE 5th St Apt 1905 | condos | 1 | 1 | 442 | $420,000 | 2026-04-20 |
| 1900 N Bayshore Dr Apt 1708 | condos | 1 | 1 | 837 | $375,000 | 2026-04-16 |
| 227 NE 2nd St Apt 2601 | condos | 1 | 1 | 455 | $385,000 | 2026-04-15 |
| 1717 N Bayshore Dr Unit A2637 | condos | 1 | 2 | 1,048 | $555,000 | 2026-04-15 |
| 1750 N Bayshore Dr Apt 3612 | condos | 1 | 1 | 791 | $322,000 | 2026-04-14 |
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 |
|---|---|---|---|---|---|---|
| 1750 N Bayshore Dr Apt 3403 | condos | 1 | 1 | 791 | $362,000 | — |
| 851 NE 1st Ave Unit 2110 | condos | 1 | 2 | 1,185 | $730,000 | — |
| 121 NE 5th St Apt 2908 | condos | 1 | 1 | 606 | $525,000 | — |
| 1600 NE 1st Ave Apt 3614 | condos | 1 | 2 | 857 | $469,000 | — |
| 900 Biscayne Blvd Apt 3803 | condos | 1 | 2 | 912 | $750,000 | — |
| 398 NE 5th St Apt 1407 | condos | 1 | 1 | 442 | $795,000 | — |
| 159 NE 6th St Unit 3108 | condos | 1 | 1 | 832 | $510,000 | — |
| 1600 NE 1st Ave Apt 2405 | condos | 1 | 2 | 867 | $505,000 | — |
10-year hold projection
IRR-7.2%
Equity multiple-0.21x
Total return (10yr)-$228,230
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,364,750 | $63 | -$85,579 | $1,048,507 | $316,243 |
| 2 | $1,405,693 | $423 | -$85,316 | $1,036,225 | $369,467 |
| 3 | $1,447,863 | $804 | -$85,036 | $1,023,100 | $424,764 |
| 4 | $1,491,299 | $1,204 | -$84,738 | $1,009,073 | $482,226 |
| 5 | $1,536,038 | $1,626 | -$84,421 | $994,083 | $541,955 |
| 6 | $1,582,119 | $2,071 | -$84,084 | $978,063 | $604,056 |
| 7 | $1,629,583 | $2,539 | -$83,726 | $960,944 | $668,639 |
| 8 | $1,678,470 | $3,031 | -$83,348 | $942,649 | $735,822 |
| 9 | $1,728,824 | $3,548 | -$82,946 | $923,097 | $805,727 |
| 10 | $1,780,689 | $4,091 | -$82,522 | $902,203 | $878,486 |
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.