15840 SW 85th St
Miami, FL 33193 · single_family · For Sale · 14 days on market
Asking price$650,000
3 beds 2 baths 1,631 sqft
Suggested offer$626,133$23,867 above the est. market value of $626,133.
View on Realtor.com →Listed by Felipe Carmona · Carmona Realty Group, Llc
Typesingle_family
Built1996
Price / sqft$399
Est. value (own analysis)$626,133
Rent estimate (own analysis)$3,400/mo
HOA$57/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorWildfire2/10MinorFlood1/10minimal$
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Statusfor_sale
Listed date2026-08-19
Removed date—
MLSMiamiMLS #A12073921
Coordinates25.68693, -80.44896
Address15840 SW 85th St
CityMiami
StateFL
Zip33193
Listing ID5949757004
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33193)
Typical home value (ZHVI)$445,241
Typical rent (ZORI)$2,377/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 | $650,000 |
| Down payment (20.0%) | $130,000 |
| Loan amount | $520,000 |
| Closing costs (5.0%) | $32,500 |
| Total cash to close | $162,500 |
| Income | |
| Rent (comp-derived) | $3,400$40,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,128$37,536 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,029$12,350 |
| Insurance (est. scaled by flood & wind risk) | $650$7,800 |
| HOA dues | $57$684 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $170$2,040 |
| Total operating expenses | $1,906$22,874 |
| 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) | $170$2,040 |
| 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 | 3 | 3 | 1,805 | $3,900 | 2026-08-20 | — | |
| single_family | 3 | 2 | 1,840 | $3,400 | 2026-08-09 | — | |
| single_family | 3 | 2 | 1,508 | $3,495 | 2026-07-27 | — | |
| single_family | 3 | 2 | 1,640 | $3,400 | 2026-07-25 | — | |
| single_family | 3 | 2 | 1,458 | $3,500 | 2026-07-22 | — | |
| single_family | 3 | 3 | 2,100 | $4,500 | 2026-06-10 | — | |
| single_family | 3 | 2 | 1,377 | $3,700 | 2026-08-03 | — | |
| single_family | 3 | 2 | 1,574 | $3,200 | 2026-07-31 | — | |
| single_family | 3 | 3 | 1,562 | $3,250 | 2026-07-29 | — | |
| single_family | 3 | 3 | 1,790 | $3,100 | 2026-07-28 | — | |
| single_family | 3 | 2 | 1,454 | $3,700 | 2026-07-28 | — | |
| single_family | 3 | 2 | 1,933 | $3,095 | — | — | |
| single_family | 3 | 2 | 1,724 | $2,970 | — | — | |
| single_family | 3 | 2 | 1,330 | $2,985 | — | — | |
| single_family | 3 | 2 | 1,638 | $3,310 | — | — | |
| single_family | 3 | 2 | 1,613 | $2,999 | — | — | |
| single_family | 3 | 2 | 1,933 | $3,640 | — | — | |
| single_family | 3 | 3 | 1,575 | $3,500 | 2026-08-24 | — | |
| single_family | 3 | 3 | 1,776 | $3,300 | — | — | |
| single_family | 3 | 2 | 1,790 | $3,500 | 2026-08-28 | — |
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 |
|---|---|---|---|---|---|---|
| 16166 SW 86th Ter | single_family | 3 | 2 | 1,454 | $525,000 | 2026-08-28 |
| 8224 SW 157th Ct | single_family | 3 | 2 | 1,631 | $565,000 | 2026-08-12 |
| 7315 SW 158th Ave | single_family | 3 | 2 | 1,668 | $720,000 | 2026-08-12 |
| 15332 SW 57th St | single_family | 3 | 2 | 1,245 | $470,000 | 2026-08-07 |
| 15613 SW 63rd Ter | single_family | 3 | 2 | 1,657 | $651,000 | 2026-07-27 |
| 6605 SW 151st Ct | single_family | 3 | 2 | 1,512 | $699,000 | 2026-07-24 |
| 14747 SW 82nd St | single_family | 3 | 2 | 1,377 | $622,000 | 2026-07-22 |
| 14811 SW 69th St | single_family | 3 | 2 | 1,489 | $540,000 | 2026-07-20 |
| 8357 SW 162nd Ct | single_family | 3 | 2 | 1,574 | $590,000 | 2026-07-16 |
| 8020 SW 158th Ave | single_family | 3 | 2 | — | $590,000 | 2026-07-13 |
| 5803 SW 152nd Ct | single_family | 3 | 2 | 1,784 | $630,000 | 2026-07-10 |
| 15715 SW 76th Ter | single_family | 3 | 2 | 1,696 | $595,000 | 2026-07-08 |
| 8050 SW 157th Pl | single_family | 3 | 2 | 1,407 | $545,000 | 2026-07-08 |
| 14971 SW 75th Ter | single_family | 3 | 2 | 1,402 | $505,000 | 2026-07-08 |
| 16308 SW 83rd Ln | single_family | 3 | 2 | 1,602 | $615,000 | 2026-07-02 |
| 16314 SW 57th St | single_family | 3 | 2 | 1,498 | $790,000 | 2026-06-29 |
| 5673 SW 149th Ave | single_family | 3 | 2 | 1,324 | $620,000 | 2026-06-10 |
| 7350 SW 161st Pl | single_family | 3 | 2 | 1,607 | $560,500 | 2026-06-05 |
| 5860 SW 150th Ave | single_family | 3 | 2 | 1,697 | $652,000 | 2026-06-05 |
| 5790 SW 148th Pl | single_family | 3 | 2 | 1,488 | $635,000 | 2026-05-21 |
| 5861 SW 152nd Ct | single_family | 3 | 2 | 1,339 | $552,000 | 2026-05-20 |
| 7144 SW 148th Ct | single_family | 3 | 2 | 1,161 | $610,000 | 2026-05-19 |
| 6000 SW 153rd Court Rd | single_family | 3 | 3 | 2,393 | $680,000 | 2026-05-18 |
| 16154 SW 85th St | single_family | 3 | 2 | 1,454 | $530,000 | 2026-05-06 |
| 14932 SW 65th Ter | single_family | 3 | 2 | 1,343 | $670,000 | 2026-05-04 |
| 14779 SW 71st Ln | single_family | 3 | 2 | 1,025 | $700,000 | 2026-04-29 |
| 7790 SW 161st Ave | single_family | 3 | 2 | 2,075 | $695,000 | 2026-04-28 |
| 14837 SW 60th St | single_family | 3 | 2 | 1,481 | $600,000 | 2026-04-27 |
| 6101 SW 153rd Court Rd | single_family | 3 | 2 | 1,586 | $750,000 | 2026-04-22 |
| 8269 SW 157th Pl | single_family | 3 | 2 | 1,454 | $530,000 | 2026-04-21 |
| 14738 SW 82nd Ter | single_family | 3 | 2 | 1,561 | $585,000 | 2026-04-21 |
| 15250 SW 57th St | single_family | 3 | 2 | 1,862 | $558,000 | 2026-04-21 |
| 16334 SW 57th St | single_family | 3 | 2 | 1,384 | $770,000 | 2026-04-21 |
| 5930 SW 147th Ct | single_family | 3 | 2 | 1,324 | $700,000 | 2026-04-14 |
| 15029 SW 63rd St | single_family | 3 | 2 | 1,626 | $655,000 | 2026-04-13 |
| 14868 SW 71st Ln | single_family | 3 | 2 | 1,512 | $705,000 | 2026-04-07 |
| 16333 SW 68th Ter | single_family | 3 | 2 | 1,611 | $660,000 | 2026-04-07 |
| 8735 SW 158th Path | single_family | 3 | 3 | 1,790 | $525,000 | 2026-03-31 |
| 16322 SW 76th St | single_family | 3 | 2 | 1,619 | $700,000 | 2026-03-20 |
| 16634 SW 79th Ter | single_family | 3 | 3 | 1,770 | $530,000 | 2026-03-17 |
| 6301 SW 149th Ct | single_family | 3 | 2 | 1,741 | $700,000 | 2026-03-16 |
| 15956 SW 83rd Ter | single_family | 3 | 2 | 1,656 | $735,000 | 2026-03-13 |
| 8725 SW 158th Pl | single_family | 3 | 2 | 1,790 | $520,000 | 2026-03-09 |
| 16244 SW 81st St | single_family | 3 | 2 | 1,588 | $572,500 | 2026-02-27 |
| 16358 SW 76th St | single_family | 3 | 2 | 2,065 | $665,700 | 2026-02-27 |
| 16054 SW 77th Ter | single_family | 3 | 2 | 2,041 | $779,000 | 2026-02-19 |
| 14902 SW 65th Ter | single_family | 3 | 2 | 1,806 | $710,000 | 2026-02-13 |
| 16034 SW 83rd Ter | single_family | 3 | 2 | 1,803 | $680,000 | 2026-02-13 |
| 8717 SW 158th Pl | single_family | 3 | 3 | 1,790 | $550,000 | 2026-02-12 |
| 6742 SW 157th Ct | single_family | 3 | 3 | 2,395 | $675,000 | 2026-02-04 |
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 |
|---|---|---|---|---|---|---|
| 6651 SW 148th Ct | single_family | 3 | 2 | 1,892 | $855,000 | — |
| 7054 SW 152nd Ct | townhomes | 3 | 2 | 1,116 | $490,000 | — |
| 14755 SW 74th Ln | townhomes | 3 | 3 | 2,187 | $533,000 | — |
| 14963 SW 74th Ter | single_family | 3 | 2 | 1,322 | $529,000 | — |
| 16628 SW 79th Ter | townhomes | 3 | 3 | 1,776 | $525,000 | — |
| 15171 SW 70th St | single_family | 3 | 2 | 2,074 | $850,000 | — |
| 16232 SW 57th Ln | condos | 3 | 3 | 2,027 | $564,000 | — |
| 15253 SW 56th Ter | single_family | 3 | 3 | 1,250 | $560,000 | — |
10-year hold projection
IRR-1.3%
Equity multiple0.79x
Total return (10yr)$51,143
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $669,500 | $14,662 | -$27,478 | $514,362 | $155,138 |
| 2 | $689,585 | $15,216 | -$26,975 | $508,337 | $181,248 |
| 3 | $710,273 | $15,790 | -$26,453 | $501,898 | $208,374 |
| 4 | $731,581 | $16,384 | -$25,913 | $495,017 | $236,564 |
| 5 | $753,528 | $16,998 | -$25,353 | $487,663 | $265,865 |
| 6 | $776,134 | $17,635 | -$24,773 | $479,805 | $296,329 |
| 7 | $799,418 | $18,293 | -$24,173 | $471,407 | $328,011 |
| 8 | $823,401 | $18,975 | -$23,550 | $462,432 | $360,969 |
| 9 | $848,103 | $19,680 | -$22,906 | $452,841 | $395,262 |
| 10 | $873,546 | $20,409 | -$22,238 | $442,591 | $430,955 |
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.