16588 SW 44th St
Kendall, FL 33185 · single_family · For Sale · 51 days on market
Asking price$1,200,000
5 beds 4 baths 2,731 sqft
Suggested offer$850,989$349,011 above the est. market value of $850,989.
View on Realtor.com →Listed by Roberto Lago · Florida Realty Of Miami Corp
Typesingle_family
Built2013
Price / sqft$439
Est. value (own analysis)$850,989
Rent estimate (own analysis)$5,948/mo
HOANone
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Statusfor_sale
Listed date2026-07-13
Removed date—
MLSMiamiMLS #A12049884
Coordinates25.72363, -80.46273
Address16588 SW 44th St
CityKendall
StateFL
Zip33185
Listing ID5926067451
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33185)
Typical home value (ZHVI)$677,356
Typical rent (ZORI)$3,519/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 | $1,200,000 |
| Down payment (20.0%) | $240,000 |
| Loan amount | $960,000 |
| Closing costs (5.0%) | $60,000 |
| Total cash to close | $300,000 |
| Income | |
| Rent (comp-derived) | $5,948$71,370 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,472$65,660 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,900$22,800 |
| Insurance (placeholder 0.8% of price) | $800$9,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $297$3,569 |
| Total operating expenses | $2,997$35,969 |
| 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) | $297$3,569 |
| 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 | 5 | 3 | 2,200 | $5,250 | 2026-08-13 | — | |
| single_family | 5 | 3 | 1,846 | $3,600 | 2026-08-05 | — | |
| single_family | 5 | 3 | 2,547 | $7,900 | 2026-07-20 | — | |
| single_family | 5 | 3 | 2,733 | $6,300 | 2026-07-12 | — | |
| single_family | 5 | 3 | 3,001 | $5,200 | 2026-07-07 | — | |
| single_family | 5 | 4 | 3,294 | $5,995 | 2026-08-24 | — | |
| single_family | 5 | 4 | 2,916 | $6,000 | 2026-08-23 | — | |
| single_family | 5 | 3 | 2,946 | $5,000 | — | — | |
| single_family | 5 | 4 | 2,916 | $6,000 | 2026-08-25 | — | |
| single_family | 5 | 3 | 3,114 | $5,900 | — | — |
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 |
|---|---|---|---|---|---|---|
| 5441 SW 155th Pl | single_family | 5 | 4 | 2,677 | $740,000 | 2026-08-21 |
| 4920 SW 156th Pl | single_family | 5 | 5 | 3,271 | $1,025,000 | 2026-08-21 |
| 14856 SW 27th Ter | single_family | 5 | 4 | 3,261 | $1,229,000 | 2026-08-17 |
| 2651 SW 152nd Ct | single_family | 5 | 4 | 3,403 | $660,000 | 2026-07-27 |
| 15383 SW 23rd St | single_family | 5 | 4 | 3,137 | $977,500 | 2026-06-26 |
| 15486 SW 23rd Ln | single_family | 5 | 4 | 2,372 | $975,000 | 2026-06-19 |
| 15064 SW 30th Ter | single_family | 5 | 4 | 2,055 | $900,000 | 2026-06-13 |
| 15615 SW 42nd Ter | single_family | 5 | 4 | 3,656 | $1,175,000 | 2026-06-10 |
| 2066 SW 156th Ave | single_family | 5 | 4 | 2,712 | $800,000 | 2026-05-19 |
| 14841 SW 39th Ter | single_family | 5 | 4 | 3,449 | $1,245,000 | 2026-04-29 |
| 15281 SW 26th Ter | single_family | 5 | 4 | 3,403 | $875,000 | 2026-04-01 |
| 15433 SW 20th Ln | single_family | 5 | 4 | — | $1,074,000 | 2026-03-23 |
| 5302 SW 164th Pl | single_family | 5 | 2 | 1,790 | $685,000 | 2026-02-20 |
| 5110 SW 153rd Pl N | single_family | 5 | 3 | 2,164 | $620,000 | 2026-02-20 |
| 16242 SW 42nd Ter | single_family | 5 | 4 | 2,666 | $815,000 | 2026-01-28 |
| 2080 SW 152nd Pl | single_family | 5 | 4 | 3,137 | $932,000 | 2026-01-16 |
| 16141 SW 42nd Ter | single_family | 5 | 4 | 2,629 | $800,000 | 2025-11-21 |
| 16262 SW 44th Ter | single_family | 5 | 4 | 2,916 | $940,000 | 2025-11-18 |
| 1724 SW 154th Path | single_family | 5 | 3 | 2,765 | $895,000 | 2025-10-28 |
| 15361 SW 39th Ln | single_family | 5 | 3 | 2,076 | $745,000 | 2025-10-22 |
| 14842 SW 22nd Ter | single_family | 5 | 2 | 2,545 | $790,000 | 2025-10-17 |
| 3844 SW 149th Pl | single_family | 5 | 3 | 1,936 | $825,000 | 2025-10-03 |
| 3083 SW 147th Pl | single_family | 5 | 4 | 3,014 | $885,000 | 2025-10-03 |
| 16548 SW 43rd Ln | single_family | 5 | 3 | 2,565 | $735,500 | 2025-09-18 |
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 |
|---|---|---|---|---|---|---|
| 15867 SW 44th St | single_family | 5 | 3 | 2,812 | $1,050,000 | — |
| 4450 SW 164th Ave | single_family | 5 | 3 | 2,733 | $925,000 | — |
| 15454 SW 41st Ter | single_family | 5 | 5 | 3,056 | $950,000 | — |
| 14800 SW 29th Ter | single_family | 5 | 4 | 3,340 | $1,335,000 | — |
| 16234 SW 48th Ter | single_family | 5 | 3 | 2,624 | $1,600,000 | — |
| 16237 SW 44th Ter | single_family | 5 | 4 | 2,916 | $999,999 | — |
| 5441 SW 155th Pl | single_family | 5 | 4 | 2,677 | $739,998 | — |
| 2517 SW 148th Ct | single_family | 5 | 3 | 2,372 | $1,200,000 | — |
10-year hold projection
IRR-0.6%
Equity multiple0.89x
Total return (10yr)$125,078
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,236,000 | $29,692 | -$47,907 | $949,591 | $286,409 |
| 2 | $1,273,080 | $30,763 | -$46,926 | $938,468 | $334,612 |
| 3 | $1,311,272 | $31,870 | -$45,910 | $926,581 | $384,691 |
| 4 | $1,350,611 | $33,015 | -$44,859 | $913,878 | $436,733 |
| 5 | $1,391,129 | $34,199 | -$43,771 | $900,302 | $490,827 |
| 6 | $1,432,863 | $35,423 | -$42,645 | $885,794 | $547,069 |
| 7 | $1,475,849 | $36,690 | -$41,479 | $870,289 | $605,559 |
| 8 | $1,520,124 | $37,999 | -$40,274 | $853,720 | $666,404 |
| 9 | $1,565,728 | $39,353 | -$39,026 | $836,013 | $729,715 |
| 10 | $1,612,700 | $40,752 | -$37,735 | $817,090 | $795,609 |
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.