6290 Chapman Field Dr
Pinecrest, FL 33156 · single_family · Pending — under contract · 7 days on market
Asking price$16,250,000
8 beds 12 baths 11,670 sqft
Suggested offer$14,208,292$2,041,708 above the est. market value of $14,208,292.
View on Realtor.com →Listed by Juan Annicchiarico · JCAS Realty Corp
Typesingle_family
Built2026
Price / sqft$1392
Est. value (own analysis)$14,208,292
Rent estimate (Zillow ZIP avg)$2,706/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-26
Removed date—
MLSMiamiMLS #A12066906
Coordinates25.65097, -80.29536
Address6290 Chapman Field Dr
CityPinecrest
StateFL
Zip33156
Listing ID5932634267
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 | $16,250,000 |
| Down payment (20.0%) | $3,250,000 |
| Loan amount | $13,000,000 |
| Closing costs (5.0%) | $812,500 |
| Total cash to close | $4,062,500 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,706$32,468 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,489$29,870 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $25,729$308,750 |
| Insurance (est. scaled by flood & wind risk) | $16,250$195,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $135$1,623 |
| Total operating expenses | $42,114$505,373 |
| 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) | $135$1,623 |
| 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 | 8 | 9 | 9,532 | $65,000 | 2026-07-21 | — | |
| single_family | 8 | 9 | 8,673 | $49,000 | 2026-07-30 | — |
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 |
|---|---|---|---|---|---|---|
| 6730 SW 115th St | single_family | 8 | 9 | 9,117 | $11,100,000 | 2026-05-27 |
| 33 Arvida Pkwy | single_family | 8 | 8 | 12,543 | $55,000,000 | 2026-04-22 |
| 12211 Pine Needle Ln | single_family | 8 | 7 | 6,826 | $5,220,000 | 2026-03-10 |
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 |
|---|---|---|---|---|---|---|
| 641 Leucadendra Dr | single_family | 8 | 10 | 13,193 | $78,000,000 | — |
| 6300 Moss Ranch Rd | single_family | 8 | 11 | 8,931 | $7,995,000 | — |
| 5771 SW 94th St | single_family | 8 | 9 | 12,023 | $21,495,000 | — |
| 5900 SW 129th Ter | single_family | 8 | 9 | 9,935 | $16,990,000 | — |
| 12900 SW 63rd Ave | single_family | 8 | 9 | 9,019 | $11,999,999 | — |
| 6990 SW 91st St | single_family | 8 | 8 | — | $5,995,000 | — |
| 6190 SW 128th St | single_family | 8 | 11 | 9,800 | $10,599,999 | — |
| 7425 Howard Dr | single_family | 8 | 9 | 8,455 | $6,900,000 | — |
10-year hold projection
IRR-14.2%
Equity multiple-1.45x
Total return (10yr)-$7,838,755
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $16,737,500 | -$475,503 | -$1,479,624 | $12,859,051 | $3,878,449 |
| 2 | $17,239,625 | -$487,241 | -$1,491,403 | $12,708,423 | $4,531,202 |
| 3 | $17,756,814 | -$499,268 | -$1,503,472 | $12,547,451 | $5,209,362 |
| 4 | $18,289,518 | -$511,592 | -$1,515,838 | $12,375,426 | $5,914,093 |
| 5 | $18,838,204 | -$524,218 | -$1,528,508 | $12,191,586 | $6,646,617 |
| 6 | $19,403,350 | -$537,156 | -$1,541,490 | $11,995,123 | $7,408,227 |
| 7 | $19,985,450 | -$550,411 | -$1,554,792 | $11,785,168 | $8,200,282 |
| 8 | $20,585,014 | -$563,993 | -$1,568,421 | $11,560,796 | $9,024,218 |
| 9 | $21,202,564 | -$577,910 | -$1,582,385 | $11,321,015 | $9,881,549 |
| 10 | $21,838,641 | -$592,168 | -$1,596,693 | $11,064,768 | $10,773,873 |
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.