1324 Normandy Dr
Miami Beach, FL 33141 · single_family · For Sale · 36 days on market
Asking price$1,184,888
4 beds 3 baths 1,538 sqft
Listed by Julie Sidorevskaya · Julies Realty, LLC
Typesingle_family
Built1938
Price / sqft$770
Est. value (own analysis)$1,853,921
Rent estimate (own analysis)$8,200/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-29
Removed date—
MLSMiamiMLS #A12060405
Coordinates25.85465, -80.13325
Address1324 Normandy Dr
CityMiami Beach
StateFL
Zip33141
Listing ID6030004580
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $1,184,888 |
| Down payment (20.0%) | $236,978 |
| Loan amount | $947,910 |
| Closing costs (5.0%) | $59,244 |
| Total cash to close | $296,222 |
| Income | |
| Rent (comp-derived) | $8,200$98,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,544$90,528 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,876$22,513 |
| Insurance (est. scaled by flood & wind risk) | $1,738$20,854 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $410$4,920 |
| Total operating expenses | $4,024$48,287 |
| 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) | $410$4,920 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 4 | 3 | 1,890 | $7,200 | 2026-07-06 | — | |
| single_family | 4 | 3 | 2,047 | $8,200 | 2026-07-09 | — | |
| single_family | 4 | 3 | 1,698 | $11,000 | 2026-05-18 | — | |
| single_family | 4 | 3 | 2,047 | $8,200 | — | — | |
| single_family | 4 | 3 | 1,760 | $8,750 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 1405 Stillwater Dr | single_family | 4 | 3 | 3,019 | $3,975,000 | 2026-08-28 |
| 545 S Shore Dr | single_family | 4 | 5 | 3,375 | $2,700,000 | 2026-08-28 |
| 970 S Shore Dr | single_family | 4 | 5 | 3,016 | $3,300,000 | 2026-08-17 |
| 425 N Shore Dr | single_family | 4 | 3 | 4,502 | $7,000,000 | 2026-07-27 |
| 7544 Adventure Ave | single_family | 4 | 3 | 1,574 | $980,000 | 2026-07-17 |
| 1323 Cleveland Rd | single_family | 4 | 3 | 2,011 | $2,100,000 | 2026-06-22 |
| 6380 N Bay Rd | single_family | 4 | 4 | 4,494 | $25,500,000 | 2026-05-20 |
| 1275 N Biscayne Point Rd | single_family | 4 | 3 | 2,523 | $7,200,000 | 2026-05-18 |
| 765 N Shore Dr | single_family | 4 | 3 | 3,650 | $5,900,000 | 2026-04-15 |
| 1681 Bay Dr | single_family | 4 | 1 | 1,939 | $840,000 | 2026-03-30 |
| 1510 Stillwater Dr | single_family | 4 | 5 | 3,468 | $8,388,900 | 2026-03-23 |
| 84 LA Gorce Cir | single_family | 4 | 6 | 5,364 | $31,500,000 | 2026-03-19 |
| 1524 Biarritz Dr | single_family | 4 | 4 | 2,406 | $1,200,000 | 2026-03-11 |
| 7517 Hispanola Ave | single_family | 4 | 3 | — | $980,000 | 2026-01-23 |
| 1375 N Biscayne Point Rd | single_family | 4 | 3 | 3,934 | $5,524,500 | 2026-01-05 |
| 833 86th St | single_family | 4 | 2 | 1,696 | $3,000,000 | 2025-12-22 |
| 7820 Noremac Ave | single_family | 4 | 2 | 2,064 | $1,150,000 | 2025-12-17 |
| 995 S Shore Dr | single_family | 4 | 3 | 2,583 | $1,250,000 | 2025-12-15 |
| 2440 N Shore Ter | single_family | 4 | 4 | 3,442 | $7,250,000 | 2025-12-08 |
| 420 N Shore Dr | single_family | 4 | 2 | 2,474 | $2,000,000 | 2025-12-08 |
| 1560 Bay Dr | single_family | 4 | 4 | 4,385 | $4,600,000 | 2025-10-30 |
| 1820 Daytonia Rd | single_family | 4 | 3 | 2,863 | $5,650,000 | 2025-09-15 |
| 1500 71st St | single_family | 4 | 3 | 2,620 | $1,185,000 | 2025-09-08 |
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 |
|---|---|---|---|---|---|---|
| 7940 West Dr Unit 1501 | condos | 4 | 5 | 3,247 | $6,998,200 | — |
| 7940 West Dr Unit SR02 | condos | 4 | 5 | 4,818 | $12,965,000 | — |
| 1141 N Biscayne Point Rd | single_family | 4 | 5 | 4,299 | $15,900,000 | — |
| 265 Fairway Dr | single_family | 4 | 4 | 2,509 | $3,189,000 | — |
| 7970 Hawthorne Ave | single_family | 4 | 3 | 2,496 | $2,670,000 | — |
| 6899 Collins Ave Unit 2708 | condos | 4 | 3 | 2,670 | $4,995,000 | — |
| 270 N Shore Dr | single_family | 4 | 4 | 3,164 | $3,980,000 | — |
| 1548 Biarritz Dr | single_family | 4 | 4 | 2,580 | $2,950,000 | — |
10-year hold projection
IRR2.2%
Equity multiple1.35x
Total return (10yr)$259,334
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,220,435 | $42,241 | -$35,777 | $937,633 | $282,802 |
| 2 | $1,257,048 | $43,750 | -$34,392 | $926,650 | $330,398 |
| 3 | $1,294,759 | $45,310 | -$32,958 | $914,912 | $379,847 |
| 4 | $1,333,602 | $46,923 | -$31,474 | $902,369 | $431,233 |
| 5 | $1,373,610 | $48,590 | -$29,939 | $888,964 | $484,646 |
| 6 | $1,414,818 | $50,315 | -$28,350 | $874,638 | $540,180 |
| 7 | $1,457,263 | $52,097 | -$26,707 | $859,329 | $597,934 |
| 8 | $1,500,981 | $53,940 | -$25,007 | $842,969 | $658,012 |
| 9 | $1,546,010 | $55,845 | -$23,248 | $825,485 | $720,525 |
| 10 | $1,592,390 | $57,815 | -$21,428 | $806,800 | $785,590 |
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.