17146 SW 93rd St
Miami, FL 33196 · townhomes · For Sale · 85 days on market
Asking price$645,000
5 beds 4 baths 2,312 sqft
Suggested offer$633,000$12,000 above the est. market value of $633,000.
View on Realtor.com →Listed by Carol Morales Mendoza · Lifestyle International Realty
Typetownhomes
Built2015
Price / sqft$279
Est. value (own analysis)$633,000
Rent estimate (Zillow ZIP avg)$2,615/mo
HOA$49/mo
Wind10/10Extreme$Heat10/10ExtremeWildfire5/10MajorAir2/10MinorFlood1/10minimal$
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Statusfor_sale
Listed date2026-06-09
Removed date—
MLSMiamiMLS #A12033321
Coordinates25.67808, -80.47289
Address17146 SW 93rd St
CityMiami
StateFL
Zip33196
Listing ID5966748743
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 | $645,000 |
| Down payment (20.0%) | $129,000 |
| Loan amount | $516,000 |
| Closing costs (5.0%) | $32,250 |
| Total cash to close | $161,250 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,615$31,379 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,406$28,869 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,021$12,255 |
| Insurance (est. scaled by flood & wind risk) | $645$7,740 |
| HOA dues | $49$588 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $131$1,569 |
| Total operating expenses | $1,846$22,152 |
| 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) | $131$1,569 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| townhomes | 5 | 4 | — | $4,800 | 2026-08-16 | — | |
| townhomes | 5 | 3 | — | $4,540 | 2026-05-21 | — |
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 |
|---|---|---|---|---|---|---|
| 17146 SW 93rd St | townhomes | 5 | 4 | 2,312 | $630,000 | 2026-08-13 |
| 9411 SW 171st Ave | townhomes | 5 | 4 | 2,312 | $635,000 | 2026-07-14 |
| 9253 SW 169th Psge | townhomes | 5 | 4 | 2,312 | $633,000 | 2026-04-06 |
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 | — |
| 10056 SW 165th Ct | single_family | 5 | 3 | 2,532 | $639,900 | — |
| 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 | — |
10-year hold projection
IRR-4.4%
Equity multiple0.27x
Total return (10yr)-$34,081
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $664,350 | $6,717 | -$34,643 | $510,405 | $153,945 |
| 2 | $684,281 | $7,029 | -$34,370 | $504,427 | $179,854 |
| 3 | $704,809 | $7,354 | -$34,086 | $498,037 | $206,771 |
| 4 | $725,953 | $7,691 | -$33,790 | $491,209 | $234,744 |
| 5 | $747,732 | $8,041 | -$33,483 | $483,913 | $263,819 |
| 6 | $770,164 | $8,404 | -$33,163 | $476,114 | $294,049 |
| 7 | $793,269 | $8,781 | -$32,830 | $467,781 | $325,488 |
| 8 | $817,067 | $9,173 | -$32,483 | $458,875 | $358,192 |
| 9 | $841,579 | $9,580 | -$32,123 | $449,358 | $392,221 |
| 10 | $866,826 | $10,003 | -$31,748 | $439,187 | $427,639 |
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.