15425 N Miami Ave
Miami, FL 33169 · single_family · For Sale · 50 days on market
Asking price$1,389,900
6 beds 5 baths 3,099 sqft
Suggested offer$734,153$655,747 above the est. market value of $734,153.
View on Realtor.com →Listed by Yoana Toth, P.A · Toth Real Estate Group
Typesingle_family
Built1959
Price / sqft$448
Est. value (own analysis)$734,153
Rent estimate (own analysis)$21,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-14
Removed date—
MLSMiamiMLS #A12053501
Coordinates25.91707, -80.19919
Address15425 N Miami Ave
CityMiami
StateFL
Zip33169
Listing ID6011279927
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 | $1,389,900 |
| Down payment (20.0%) | $277,980 |
| Loan amount | $1,111,920 |
| Closing costs (5.0%) | $69,495 |
| Total cash to close | $347,475 |
| Income | |
| Rent (comp-derived) | $21,500$258,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $19,780$237,360 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,201$26,408 |
| Insurance (est. scaled by flood & wind risk) | $1,622$19,459 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,075$12,900 |
| Total operating expenses | $4,897$58,767 |
| 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) | $1,075$12,900 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 6 | 4 | 3,500 | $17,000 | 2026-08-13 | — | |
| single_family | 6 | 5 | 3,462 | $16,500 | 2026-08-07 | — | |
| single_family | 6 | 7 | 3,603 | $26,000 | 2026-05-07 | — | |
| single_family | 6 | 5 | 3,446 | $30,000 | 2023-02-13 | — |
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 |
|---|---|---|---|---|---|---|
| 20470 NW 12th Ct | single_family | 6 | 4 | 3,379 | $800,000 | 2026-07-27 |
| 20456 NW 8th Ct | single_family | 6 | 4 | 3,379 | $840,000 | 2026-06-26 |
| 18032 NW 8th Ave | single_family | 6 | 4 | 2,107 | $386,800 | 2026-05-27 |
| 956 NW 206th Ter | single_family | 6 | 5 | 3,572 | $720,000 | 2026-03-30 |
| 1470 NW 206th Ter | single_family | 6 | 4 | 3,379 | $801,000 | 2026-02-10 |
| 20521 NW 7th Ct | single_family | 6 | 4 | 3,379 | $755,000 | 2026-02-05 |
| 801 NW 172nd Ter | single_family | 6 | 4 | 1,980 | $650,000 | 2025-12-10 |
| 710 NW 187th Dr | single_family | 6 | 2 | 2,280 | $550,000 | 2025-11-14 |
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 |
|---|---|---|---|---|---|---|
| 20530 NW 9th Pl | single_family | 6 | 5 | — | $875,000 | — |
| 759 S Biscayne River Dr | multi_family | 6 | 6 | — | $899,000 | — |
| 20623 NW 11th Ave | single_family | 6 | 4 | 3,572 | $810,000 | — |
| 20551 NW 7th Ct | single_family | 6 | 4 | 3,379 | $750,000 | — |
| 1236 NW 208th St | single_family | 6 | 4 | 2,968 | $888,888 | — |
| 19700 NW 6th Pl | single_family | 6 | 4 | 1,977 | $750,000 | — |
10-year hold projection
IRR30.2%
Equity multiple5.38x
Total return (10yr)$1,704,232
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,431,597 | $178,593 | $79,947 | $1,099,864 | $331,733 |
| 2 | $1,474,545 | $184,245 | $85,276 | $1,086,981 | $387,564 |
| 3 | $1,518,781 | $190,073 | $90,774 | $1,073,212 | $445,569 |
| 4 | $1,564,345 | $196,084 | $96,446 | $1,058,499 | $505,846 |
| 5 | $1,611,275 | $202,283 | $102,298 | $1,042,774 | $568,501 |
| 6 | $1,659,613 | $208,676 | $108,335 | $1,025,970 | $633,643 |
| 7 | $1,709,402 | $215,269 | $114,563 | $1,008,012 | $701,389 |
| 8 | $1,760,684 | $222,068 | $120,988 | $988,821 | $771,863 |
| 9 | $1,813,504 | $229,079 | $127,616 | $968,312 | $845,192 |
| 10 | $1,867,909 | $236,309 | $134,453 | $946,395 | $921,515 |
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.