10056 SW 165th Ct
Miami, FL 33196 · single_family · For Sale · 33 days on market
Asking price$639,900
5 beds 3 baths 2,532 sqft
Listed by Altinay Prado Cancio · Montesol Realty, Inc.
Typesingle_family
Built1996
Price / sqft$253
Est. value (own analysis)$756,714
Rent estimate (own analysis)$4,438/mo
HOA$120/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorWildfire2/10MinorFlood1/10minimal$
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Statusfor_sale
Listed date2026-07-31
Removed date—
MLSMiamiMLS #A12063199
Coordinates25.67226, -80.46375
Address10056 SW 165th Ct
CityMiami
StateFL
Zip33196
Listing ID5933348617
Sourceus-real-estate-listings, cached 2026-08-25
ZIP market snapshot (33196)
Typical home value (ZHVI)$568,371
Typical rent (ZORI)$2,615/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 | $639,900 |
| Down payment (20.0%) | $127,980 |
| Loan amount | $511,920 |
| Closing costs (5.0%) | $31,995 |
| Total cash to close | $159,975 |
| Income | |
| Rent (comp-derived) | $4,438$53,250 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,083$48,990 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,013$12,158 |
| Insurance (est. scaled by flood & wind risk) | $640$7,679 |
| HOA dues | $120$1,440 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $222$2,663 |
| Total operating expenses | $1,995$23,939 |
| 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) | $222$2,663 |
| 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 | 4 | 2,905 | $5,725 | 2026-09-01 | — | |
| single_family | 5 | 3 | 2,480 | $3,875 | 2026-08-15 | — | |
| single_family | 5 | 3 | 1,908 | $5,000 | 2026-08-14 | — | |
| single_family | 5 | 4 | 3,082 | $8,000 | 2026-07-31 | — | |
| single_family | 5 | 3 | 2,376 | $3,680 | — | — | |
| single_family | 5 | 3 | 2,480 | $3,875 | — | — |
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 |
|---|---|---|---|---|---|---|
| 9166 SW 168th Ct | single_family | 5 | 4 | 1,718 | $630,000 | 2026-08-06 |
| 15976 SW 136th Ter | single_family | 5 | 4 | 3,045 | $940,000 | 2026-08-06 |
| 16131 SW 151st Ter | single_family | 5 | 3 | 2,312 | $710,000 | 2026-06-11 |
| 9443 SW 170th Path | single_family | 5 | 5 | 3,344 | $850,000 | 2026-05-06 |
| 17063 SW 91st St | single_family | 5 | 5 | 3,344 | $900,000 | 2026-04-24 |
| 15425 SW 114th St | single_family | 5 | 3 | 2,877 | $849,900 | 2026-04-23 |
| 16044 SW 136th Way | single_family | 5 | 4 | 3,045 | $1,030,000 | 2026-04-13 |
| 9777 SW 161st Pl | single_family | 5 | 3 | 2,830 | $850,000 | 2026-03-26 |
| 16122 SW 104th Ter | single_family | 5 | 3 | 2,390 | $580,000 | 2026-03-10 |
| 16132 SW 147th Ln | single_family | 5 | 4 | 3,075 | $815,000 | 2026-02-13 |
| 15051 SW 149th St | single_family | 5 | 5 | 4,549 | $836,000 | 2026-02-12 |
| 14552 SW 155th Pl | single_family | 5 | 3 | 2,340 | $520,000 | 2026-02-09 |
| 10823 SW 147th Ct | single_family | 5 | 3 | 2,054 | $692,000 | 2026-01-30 |
| 15757 SW 102nd St | single_family | 5 | 3 | 2,623 | $780,000 | 2026-01-09 |
| 14514 SW 161st Ct | single_family | 5 | 4 | 2,320 | $1,050,000 | 2025-12-11 |
| 16445 SW 100th Ter | single_family | 5 | 3 | 2,532 | $780,000 | 2025-12-01 |
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 |
|---|---|---|---|---|---|---|
| 10331 SW 164th Ct | single_family | 5 | 3 | 2,532 | $750,000 | — |
| 13624 SW 158th Ave | single_family | 5 | 4 | — | $775,000 | — |
| 9301 SW 171st Ave | townhomes | 5 | 4 | 2,312 | $649,500 | — |
| 15725 SW 136th Ter | single_family | 5 | 4 | 2,582 | $765,000 | — |
| 17087 SW 93rd St | townhomes | 5 | 4 | 2,312 | $639,800 | — |
| 16141 SW 96th Ter | single_family | 5 | 3 | 2,417 | $849,000 | — |
| 14830 SW 149th St | single_family | 5 | 3 | 2,930 | $1,285,000 | — |
| 17146 SW 93rd St | townhomes | 5 | 4 | 2,312 | $645,000 | — |
10-year hold projection
IRR3.2%
Equity multiple1.51x
Total return (10yr)$165,095
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $659,097 | $25,051 | -$17,089 | $506,370 | $152,727 |
| 2 | $678,870 | $25,922 | -$16,284 | $500,438 | $178,432 |
| 3 | $699,236 | $26,822 | -$15,452 | $494,099 | $205,137 |
| 4 | $720,213 | $27,753 | -$14,592 | $487,325 | $232,888 |
| 5 | $741,819 | $28,714 | -$13,702 | $480,086 | $261,734 |
| 6 | $764,074 | $29,708 | -$12,782 | $472,349 | $291,725 |
| 7 | $786,996 | $30,734 | -$11,830 | $464,081 | $322,915 |
| 8 | $810,606 | $31,795 | -$10,847 | $455,246 | $355,360 |
| 9 | $834,924 | $32,891 | -$9,830 | $445,804 | $389,121 |
| 10 | $859,972 | $34,024 | -$8,778 | $435,713 | $424,259 |
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.