13647 Deering Bay Dr Apt 142
Coral Gables, FL 33158 · condos · For Sale · 29 days on market
Asking price$1,995,000
3 beds 4 baths 3,140 sqft
Listed by Ashley Cusack · BHHS EWM Realty
Typecondos
Built1993
Price / sqft$635
Est. value (own analysis)$1,997,385
Rent estimate (own analysis)$13,750/mo
HOA$5,702/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Wildfire3/10ModerateAir2/10Minor
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Statusfor_sale
Listed date2026-08-04
Removed date—
MLSMiamiMLS #A12065124
Coordinates25.63489, -80.29106
Address13647 Deering Bay Dr Apt 142
CityCoral Gables
StateFL
Zip33158
Listing ID5972035251
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33158)
Typical home value (ZHVI)$1,383,443
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 | $1,995,000 |
| Down payment (20.0%) | $399,000 |
| Loan amount | $1,596,000 |
| Closing costs (5.0%) | $99,750 |
| Total cash to close | $498,750 |
| Income | |
| Rent (comp-derived) | $13,750$165,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $12,650$151,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,159$37,905 |
| Insurance (est. scaled by flood & wind risk) | $2,926$35,112 |
| HOA dues | $5,702$68,424 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $688$8,250 |
| Total operating expenses | $12,474$149,691 |
| 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) | $688$8,250 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 4 | 3,165 | $25,000 | 2026-06-16 | — | |
| condos | 3 | 3 | 2,100 | $8,800 | 2026-04-07 | — | |
| condos | 3 | 4 | 3,949 | $16,500 | 2026-01-14 | — | |
| condos | 3 | 4 | 2,504 | $15,000 | 2026-06-20 | — | |
| apartment | 3 | 5 | 2,911 | $25,000 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,235 | $12,500 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,911 | $22,500 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,982 | $24,000 | 2025-10-30 | — | |
| apartment | 3 | 5 | 2,288 | $12,300 | 2025-10-30 | — | |
| apartment | 3 | 3 | 3,531 | $6,000 | 2026-08-21 | — | |
| apartment | 3 | 2 | 3,416 | $5,500 | 2026-03-10 | — | |
| condos | 3 | 4 | 3,190 | $12,350 | 2026-04-02 | — |
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 |
|---|---|---|---|---|---|---|
| 13621 Deering Bay Dr Apt 801 | condos | 3 | 4 | 2,814 | $2,150,000 | 2026-08-21 |
| 13621 Deering Bay Dr Apt 601 | condos | 3 | 4 | 2,814 | $2,000,000 | 2026-04-17 |
| 13627 Deering Bay Dr Apt 702 | condos | 3 | 3 | 2,160 | $1,445,000 | 2026-04-03 |
| 13637 Deering Bay Dr Apt 231 | condos | 3 | 4 | 2,980 | $1,487,500 | 2025-12-16 |
| 13627 Deering Bay Dr Apt 1002 | condos | 3 | 3 | 2,160 | $1,303,000 | 2025-12-16 |
| 13645 Deering Bay Dr Ph 164 | condos | 3 | 4 | 3,140 | $1,800,000 | 2025-11-07 |
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 |
|---|---|---|---|---|---|---|
| 13633 Deering Bay Dr Apt 256 | condos | 3 | 4 | 2,980 | $1,850,000 | — |
| 8261 SW 142nd St | single_family | 3 | 2 | 2,324 | $1,179,000 | — |
| 6305 Marlin Dr | single_family | 3 | 2 | 1,922 | $1,200,000 | — |
| 8265 SW 149th Dr | single_family | 3 | 2 | 1,890 | $1,299,000 | — |
| 8340 SW 151st St | single_family | 3 | 2 | 1,800 | $930,000 | — |
| 15190 Old Cutler Rd | single_family | 3 | 2 | 3,204 | $1,399,000 | — |
| 13730 SW 75th Ave | single_family | 3 | 2 | 2,123 | $1,075,000 | — |
| 13621 Deering Bay Dr Apt 502 | condos | 3 | 4 | 2,972 | $2,299,000 | — |
10-year hold projection
IRR-7.1%
Equity multiple-0.20x
Total return (10yr)-$336,315
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,054,850 | $2,109 | -$129,217 | $1,578,696 | $476,154 |
| 2 | $2,116,496 | $2,921 | -$128,611 | $1,560,203 | $556,292 |
| 3 | $2,179,990 | $3,776 | -$127,968 | $1,540,441 | $639,550 |
| 4 | $2,245,390 | $4,675 | -$127,285 | $1,519,321 | $726,069 |
| 5 | $2,312,752 | $5,621 | -$126,561 | $1,496,751 | $816,000 |
| 6 | $2,382,134 | $6,616 | -$125,794 | $1,472,632 | $909,503 |
| 7 | $2,453,598 | $7,661 | -$124,982 | $1,446,856 | $1,006,743 |
| 8 | $2,527,206 | $8,759 | -$124,123 | $1,419,309 | $1,107,897 |
| 9 | $2,603,023 | $9,912 | -$123,216 | $1,389,872 | $1,213,151 |
| 10 | $2,681,113 | $11,121 | -$122,258 | $1,358,412 | $1,322,701 |
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.