21431 NW 13th Ct Apt 116
Miami Gardens, FL 33169 · townhomes · For Sale · 49 days on market
Asking price$400,000
4 beds 3 baths 1,691 sqft
Listed by Marco Zarfati, PA · The Keyes Company
Typetownhomes
Built2006
Price / sqft$237
Est. value (own analysis)$435,788
Rent estimate (own analysis)$4,150/mo
HOA$556/mo
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Statusfor_sale
Listed date2026-07-15
Removed date—
MLSBeachesMLS #B26052811
Coordinates25.97204, -80.22010
Address21431 NW 13th Ct Apt 116
CityMiami Gardens
StateFL
Zip33169
Listing ID5997023365
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33169)
Typical home value (ZHVI)$471,445
Typical rent (ZORI)$2,193/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 | $400,000 |
| Down payment (20.0%) | $80,000 |
| Loan amount | $320,000 |
| Closing costs (5.0%) | $20,000 |
| Total cash to close | $100,000 |
| Income | |
| Rent (comp-derived) | $4,150$49,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,818$45,816 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $633$7,600 |
| Insurance (placeholder 0.8% of price) | $267$3,200 |
| HOA dues | $556$6,672 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $208$2,490 |
| Total operating expenses | $1,664$19,962 |
| 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) | $208$2,490 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 4 | 3 | 1,689 | $3,450 | 2026-07-08 | — | |
| townhomes | 4 | 3 | 1,773 | $4,500 | 2026-06-03 | — | |
| townhomes | 4 | 3 | 1,773 | $4,500 | 2026-07-22 | — | |
| townhomes | 4 | 3 | 1,597 | $3,800 | 2026-07-23 | — |
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 |
|---|---|---|---|---|---|---|
| 20894 NW 13th Ct | townhomes | 4 | 3 | 1,597 | $445,000 | 2026-05-11 |
| 21003 NW 14th Pl Apt 444 | townhomes | 4 | 3 | 1,716 | $385,000 | 2026-04-17 |
| 21427 NW 13th Ct Apt 314 | townhomes | 4 | 3 | 1,734 | $385,000 | 2026-03-12 |
| 21101 NW 14th Pl Unit 5 | townhomes | 4 | 3 | 1,689 | $399,900 | 2026-03-10 |
| 541 NW 204th St | townhomes | 4 | 2 | 1,773 | $520,000 | 2026-02-18 |
| 20464 NW 6th Pl | townhomes | 4 | 2 | 1,773 | $570,000 | 2026-02-13 |
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 |
|---|---|---|---|---|---|---|
| 152 NW 165th St | single_family | 4 | 4 | 2,888 | $2,200,000 | — |
| 300 S Biscayne River Dr | single_family | 4 | 3 | 2,225 | $849,990 | — |
| 360 NW 179th Ter | single_family | 4 | 3 | 1,310 | $450,000 | — |
| 17950 NW 6th Ct | single_family | 4 | 3 | 1,459 | $529,000 | — |
| 881 NW 177th Ter | single_family | 4 | 2 | 1,275 | $575,000 | — |
| 21105 NW 14th Pl Unit 4 | condos | 4 | 3 | 1,716 | $429,999 | — |
| 1251 NW 190th St | single_family | 4 | 2 | 2,064 | $499,000 | — |
| 701 NW 176th Ter | single_family | 4 | 2 | 1,368 | $585,000 | — |
10-year hold projection
IRR10.2%
Equity multiple2.60x
Total return (10yr)$212,125
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $412,000 | $25,854 | -$1,313 | $316,530 | $95,470 |
| 2 | $424,360 | $26,729 | -$500 | $312,823 | $111,537 |
| 3 | $437,091 | $27,634 | $341 | $308,860 | $128,231 |
| 4 | $450,204 | $28,567 | $1,209 | $304,626 | $145,578 |
| 5 | $463,710 | $29,532 | $2,107 | $300,100 | $163,609 |
| 6 | $477,621 | $30,528 | $3,034 | $295,264 | $182,357 |
| 7 | $491,950 | $31,557 | $3,992 | $290,096 | $201,854 |
| 8 | $506,708 | $32,619 | $4,983 | $284,573 | $222,135 |
| 9 | $521,909 | $33,717 | $6,006 | $278,671 | $243,239 |
| 10 | $537,567 | $34,850 | $7,063 | $272,363 | $265,204 |
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.