100 S Pointe Dr Apt 2905
Miami Beach, FL 33139 · condos · For Sale · 49 days on market
Asking price$22,000,000
3 beds 3 baths 4,717 sqft
Suggested offer$8,466,410$13,533,590 above the est. market value of $8,466,410.
View on Realtor.com →Listed by Devin Kay · Douglas Elliman - 5555 Biscayne Blvd
Typecondos
Built2002
Price / sqft$4664
Est. value (own analysis)$8,466,410
Rent estimate (own analysis)$50,000/mo
HOANone
1 / 61
Show every detail
Statusfor_sale
Listed date2026-07-15
Removed date—
MLSMiamiMLS #A12053056
Coordinates25.76621, -80.13178
Address100 S Pointe Dr Apt 2905
CityMiami Beach
StateFL
Zip33139
Listing ID5976597532
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $22,000,000 |
| Down payment (20.0%) | $4,400,000 |
| Loan amount | $17,600,000 |
| Closing costs (5.0%) | $1,100,000 |
| Total cash to close | $5,500,000 |
| Income | |
| Rent (comp-derived) | $50,000$600,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $46,000$552,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $34,833$418,000 |
| Insurance (placeholder 0.8% of price) | $14,667$176,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,500$30,000 |
| Total operating expenses | $52,000$624,000 |
| 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) | $2,500$30,000 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 4 | 3,181 | $95,000 | 2026-06-22 | — | |
| condos | 3 | 4 | 5,450 | $50,000 | 2026-08-18 | — | |
| condos | 3 | 4 | 3,365 | $40,000 | 2026-07-22 | — | |
| condos | 3 | 4 | 4,750 | $39,200 | 2026-06-12 | — | |
| condos | 3 | 4 | 3,389 | $80,000 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 501 West Ave Unit 4303 | condos | 3 | 5 | 2,451 | $8,450,000 | 2026-08-24 |
| 300 S Pointe Dr Apt 1501 | condos | 3 | 3 | 2,340 | $4,200,000 | 2026-08-21 |
| 1621 Bay Rd Apt 1202 | condos | 3 | 2 | 1,070 | $575,000 | 2026-08-07 |
| 1415 Sunset Harbour Dr Unit 204 | condos | 3 | 3 | 2,640 | $1,670,000 | 2026-07-16 |
| 1900 Sunset Harbour Dr Unit 1008 | condos | 3 | 3 | 1,550 | $1,500,000 | 2026-07-13 |
| 500 Alton Rd Unit 901 | condos | 3 | 4 | 2,178 | $3,150,000 | 2026-07-06 |
| 1300 Monad Ter Unit 3B | condos | 3 | 4 | 2,691 | $3,525,000 | 2026-06-30 |
| 1000 S Pointe Dr Apt 1501 | condos | 3 | 4 | 3,365 | $7,400,000 | 2026-06-25 |
| 400 S Pointe Dr Apt 1610 | condos | 3 | 3 | 1,559 | $2,405,000 | 2026-06-24 |
| 1201 20th St Ph 7 | condos | 3 | 3 | 1,745 | $3,000,000 | 2026-06-17 |
| 100 S Pointe Dr Apt 2604 | condos | 3 | 4 | 2,985 | $11,150,000 | 2026-06-05 |
| 500 Alton Rd Unit 3503 | condos | 3 | 5 | 2,615 | $6,674,000 | 2026-06-05 |
| 800 S Pointe Dr Apt 2102 | condos | 3 | 4 | 2,756 | $10,500,000 | 2026-06-04 |
| 1300 Monad Ter Unit 3F | condos | 3 | 4 | 2,658 | $6,075,000 | 2026-06-03 |
| 501 West Ave Unit 3405 | condos | 3 | 4 | 1,969 | $4,150,000 | 2026-06-02 |
| 500 Alton Rd Unit 3602 | condos | 3 | 4 | 2,930 | $6,175,000 | 2026-06-01 |
| 1000 S Pointe Dr Apt 3501 | condos | 3 | 4 | 3,365 | $10,300,000 | 2026-05-15 |
| 400 Alton Rd Apt 3503 | condos | 3 | 4 | 3,284 | $5,750,000 | 2026-05-14 |
| 500 Alton Rd Unit 903 | condos | 3 | 4 | 1,991 | $3,400,000 | 2026-05-12 |
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 |
|---|---|---|---|---|---|---|
| 1000 Venetian Way Apt 403 | condos | 3 | 3 | 2,445 | $2,250,000 | — |
| 1000 Venetian Way Apt 1902 | condos | 3 | 3 | 2,010 | $2,100,000 | — |
| 109 1st Dilido Ter | single_family | 3 | 4 | 2,481 | $4,450,000 | — |
| 1324 Lenox Ave | single_family | 3 | 2 | 1,804 | $1,600,000 | — |
| 288 Palm Ave | single_family | 3 | 3 | 2,022 | $4,250,000 | — |
| single_family | 3 | 4 | 3,029 | $13,000,000 | — | |
| 1800 Sunset Harbour Dr Unit 1212 | condos | 3 | 3 | 1,900 | $2,225,000 | — |
| 1853 Jefferson Ave Apt 6 | townhomes | 3 | 4 | 1,430 | $995,000 | — |
10-year hold projection
IRR-7.8%
Equity multiple-0.32x
Total return (10yr)-$4,385,065
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $22,660,000 | -$72,000 | -$1,459,228 | $17,409,177 | $5,250,823 |
| 2 | $23,339,800 | -$71,040 | -$1,459,018 | $17,205,250 | $6,134,550 |
| 3 | $24,039,994 | -$69,973 | -$1,458,720 | $16,987,319 | $7,052,675 |
| 4 | $24,761,194 | -$68,794 | -$1,458,329 | $16,754,422 | $8,006,772 |
| 5 | $25,504,030 | -$67,498 | -$1,457,841 | $16,505,532 | $8,998,497 |
| 6 | $26,269,151 | -$66,079 | -$1,457,250 | $16,239,551 | $10,029,600 |
| 7 | $27,057,225 | -$64,532 | -$1,456,551 | $15,955,304 | $11,101,921 |
| 8 | $27,868,942 | -$62,850 | -$1,455,738 | $15,651,538 | $12,217,403 |
| 9 | $28,705,010 | -$61,026 | -$1,454,807 | $15,326,912 | $13,378,098 |
| 10 | $29,566,160 | -$59,056 | -$1,453,750 | $14,979,994 | $14,586,166 |
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.