2290 SW 13th St
Miami, FL 33145 · condo_townhome_rowhome_coop · For Sale · 22 days on market
Asking price$2,750,000
4 beds 5 baths 3,544 sqft
Suggested offer$1,450,169$1,299,831 above the est. market value of $1,450,169.
View on Realtor.com →Listed by Gary Feix · One Sotheby's International Realty
Typecondo_townhome_rowhome_coop
Built2025
Price / sqft$776
Est. value (own analysis)$1,450,169
Rent estimate (own analysis)$22,000/mo
HOANone
1 / 52
Show every detail
Statusfor_sale
Listed date2026-08-11
Removed date—
MLSMiamiMLS #A12069078
Coordinates25.76012, -80.23228
Address2290 SW 13th St
CityMiami
StateFL
Zip33145
Listing ID6040011449
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33145)
Typical home value (ZHVI)$735,527
Typical rent (ZORI)$3,018/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 | $2,750,000 |
| Down payment (20.0%) | $550,000 |
| Loan amount | $2,200,000 |
| Closing costs (5.0%) | $137,500 |
| Total cash to close | $687,500 |
| Income | |
| Rent (comp-derived) | $22,000$264,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $20,240$242,880 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,354$52,250 |
| Insurance (placeholder 0.8% of price) | $1,833$22,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,100$13,200 |
| Total operating expenses | $7,288$87,450 |
| 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) | $1,100$13,200 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 4 | 2 | 2,880 | $3,600 | 2026-08-20 | — | |
| condos | 4 | 5 | 3,812 | $40,000 | 2026-08-19 | — | |
| condos | 4 | 5 | 4,084 | $25,000 | 2026-08-18 | — | |
| apartment | 4 | 2 | 2,816 | $3,200 | 2026-08-17 | — | |
| condos | 4 | 4 | 2,391 | $24,000 | 2026-08-17 | — | |
| condos | 4 | 6 | 2,582 | $18,000 | 2026-08-14 | — | |
| condos | 4 | 5 | 2,743 | $22,500 | 2026-08-14 | — | |
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-11 | — | |
| condos | 4 | 4 | 3,059 | $13,000 | 2026-08-10 | — | |
| condos | 4 | 6 | 2,694 | $45,000 | 2026-08-10 | — | |
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-07 | — | |
| condos | 4 | 6 | 2,686 | $22,000 | 2026-08-07 | — | |
| apartment | 4 | 3 | 3,422 | $3,800 | 2026-08-06 | — | |
| condos | 4 | 6 | 4,210 | $30,000 | 2026-07-20 | — | |
| condos | 4 | 3 | 2,646 | $10,000 | 2026-07-20 | — | |
| condos | 4 | 6 | 3,189 | $26,800 | 2026-07-16 | — | |
| apartment | 4 | 3 | 3,679 | $4,200 | 2026-07-14 | — | |
| condos | 4 | 4 | 2,365 | $13,800 | 2026-07-10 | — | |
| condos | 4 | 6 | 3,536 | $34,000 | 2026-07-09 | — | |
| condos | 4 | 6 | 2,663 | $17,500 | 2026-07-09 | — | |
| condos | 4 | 6 | 4,030 | $21,000 | 2026-07-08 | — | |
| condos | 4 | 6 | 4,600 | $40,000 | 2026-07-07 | — | |
| condos | 4 | 5 | 2,586 | $23,500 | 2026-07-07 | — | |
| condos | 4 | 5 | 2,754 | $13,500 | 2026-07-03 | — | |
| apartment | 4 | 2 | 2,592 | $2,675 | 2026-06-23 | — | |
| condos | 4 | 5 | 4,600 | $36,500 | 2026-06-18 | — | |
| condos | 4 | 4 | 2,558 | $45,000 | 2026-06-11 | — | |
| condos | 4 | 6 | 3,601 | $45,000 | 2026-06-03 | — | |
| condos | 4 | 5 | 2,368 | $25,500 | 2026-05-20 | — | |
| condos | 4 | 6 | 3,536 | $25,000 | 2026-05-18 | — | |
| condos | 4 | 4 | 4,270 | $17,250 | 2026-05-14 | — | |
| condos | 4 | 5 | 3,657 | $32,000 | 2026-05-07 | — | |
| apartment | 4 | 2 | 3,860 | $4,500 | 2026-05-06 | — | |
| condos | 4 | 5 | 2,324 | $12,950 | 2026-04-29 | — | |
| apartment | 4 | 3 | 3,456 | $4,100 | 2026-08-01 | — | |
| condos | 4 | 5 | 3,312 | $22,000 | 2026-07-28 | — | |
| condos | 4 | 5 | 2,845 | $19,500 | 2026-08-23 | — | |
| condos | 4 | 6 | 2,582 | $14,000 | 2026-08-25 | — | |
| condos | 4 | 5 | 4,635 | $35,000 | 2026-08-24 | — | |
| condos | 4 | 6 | 2,663 | $19,500 | 2026-04-11 | — | |
| condos | 4 | 5 | 4,084 | $20,000 | 2026-02-13 | — | |
| condos | 4 | 6 | 3,536 | $23,000 | 2026-03-26 | — | |
| condos | 4 | 6 | 2,530 | $29,995 | 2026-01-16 | — | |
| condos | 4 | 6 | 3,788 | $29,000 | 2026-01-07 | — | |
| condos | 4 | 5 | 3,135 | $25,000 | 2026-03-04 | — | |
| condos | 4 | 5 | 3,415 | $20,000 | 2026-02-25 | — | |
| condos | 4 | 4 | 3,179 | $12,000 | 2026-03-17 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 2280 SW 32nd Ave Apt 509 | condos | 1 | 1 | 686 | $280,000 | 2026-08-26 |
| 3530 SW 22nd St Apt 505 | condos | 2 | 2 | 1,089 | $440,000 | 2026-08-15 |
| 3000 Coral Way Apt 1409 | condos | 1 | 1 | 816 | $325,000 | 2026-08-11 |
| 3180 Coral Way Apt 902 | condos | 1 | 1 | 745 | $332,000 | 2026-08-06 |
| 3000 Coral Way Apt 813 | condos | 1 | 1 | 816 | $335,000 | 2026-08-05 |
| 2280 SW 32nd Ave Apt 505 | condo | 2 | 2 | 897 | $340,000 | 2026-07-31 |
| 3530 SW 22nd St Apt 614 | condos | 1 | 1 | 714 | $350,000 | 2026-07-30 |
| 1690 SW 27th Ave Apt 301 | condo | 2 | 2 | 997 | $345,000 | 2026-07-30 |
| 2351 Douglas Rd Apt 1104 | condo | 2 | 2 | 1,110 | $454,900 | 2026-07-27 |
| 3000 Coral Way Apt 1114 | condo | 2 | 2 | 1,092 | $520,000 | 2026-07-23 |
| 3500 Coral Way Apt 1112 | condos | 1 | 1 | 594 | $275,000 | 2026-07-14 |
| 3345 SW 22nd Ter # 3343A | condo | 3 | 2 | 1,783 | $900,000 | 2026-07-13 |
| 3345 SW 22nd Ter # 3347 | condo | 3 | 2 | 1,783 | $900,000 | 2026-07-13 |
| 3000 Coral Way Apt 919 | condos | 1 | 1 | 785 | $340,000 | 2026-07-10 |
| 3232 Coral Way Apt 910 | condo | 2 | 2 | 1,242 | $490,000 | 2026-07-06 |
| 3232 SW 22nd Ter Unit 910 | condos | 2 | 2 | 1,242 | $490,000 | 2026-06-26 |
| 1401 SW 22nd St Apt 1503 | condos | 1 | 1 | 714 | $360,000 | 2026-06-18 |
| 1916 SW 17th Ave Apt 34 | condos | 2 | 2 | 970 | $355,000 | 2026-06-18 |
| 2150 SW 16th Ave Apt 108 | condos | 1 | 1 | 694 | $217,500 | 2026-06-16 |
| 2150 SW 16th Ave Apt 205 | condo | 1 | 1 | 694 | $200,000 | 2026-06-15 |
| 3067 SW 21st Ter | condo | 3 | 2 | 2,102 | $1,287,500 | 2026-06-12 |
| 1910 SW 17th Ave Apt 4 | condos | 2 | 1 | 963 | $290,000 | 2026-06-09 |
| 2301 SW 27th Ave Apt 1202 | condos | 1 | 1 | 689 | $309,000 | 2026-06-08 |
| 3000 Coral Way Apt 519 | condos | 1 | 1 | 785 | $346,000 | 2026-06-08 |
| 3000 Coral Way Apt 1208 | condos | 2 | 2 | 1,085 | $507,500 | 2026-06-08 |
| 3232 Coral Way Apt 708 | condo | 2 | 2 | 1,200 | $539,000 | 2026-06-08 |
| 3232 Coral Way Apt 2002 | condo | 3 | 3 | 1,775 | $790,000 | 2026-06-08 |
| 3232 SW 22nd Ter Ph 2002 | condos | 3 | 3 | 1,775 | $790,000 | 2026-06-01 |
| 3232 SW 22nd Ter Unit 708 | condos | 2 | 2 | 1,200 | $539,000 | 2026-05-29 |
| 2425 SW 27th Ave Apt 701 | condos | 2 | 2 | 1,296 | $492,500 | 2026-05-27 |
| 3232 Coral Way Apt 905 | condos | 1 | 1 | 792 | $339,000 | 2026-05-26 |
| 1627 SW 37th Ave Apt 406 | condos | 2 | 2 | 966 | $430,000 | 2026-05-22 |
| 3232 SW 22nd St Unit 501 | condos | 3 | 3 | 1,575 | $585,000 | 2026-05-22 |
| 3181 SW 13th St Apt 416 | condos | 1 | 1 | 620 | $199,000 | 2026-05-15 |
| 1401 SW 22nd St Apt 1401 | condos | 2 | 2 | 1,046 | $510,000 | 2026-05-06 |
| 3232 Coral Way Apt 1003 | condo | 2 | 2 | 1,180 | $442,000 | 2026-04-30 |
| 3232 Coral Way Apt 1703 | condo | 2 | 2 | 1,180 | $468,000 | 2026-04-22 |
| 3000 Coral Way Apt 513 | condos | 1 | 1 | 816 | $280,000 | 2026-04-21 |
| 2351 Douglas Rd Apt 505 | condos | 1 | 2 | 750 | $320,000 | 2026-04-20 |
| 3232 SW 22nd Ter Unit 1003 | condos | 2 | 2 | 1,180 | $442,000 | 2026-04-20 |
| 2465 SW 18th Ave Apt 3106 | condo | 2 | 1 | 900 | $280,000 | 2026-04-20 |
| 3232 SW 22nd Ter Unit 1703 | condos | 2 | 2 | 1,180 | $467,950 | 2026-04-15 |
| 2496 SW 17th Ave Apt 5301 | condo | 2 | 1 | 866 | $273,500 | 2026-04-14 |
| 2823 SW 23rd Ter # B | condo | 3 | 4 | 2,444 | $1,530,000 | 2026-04-14 |
| 2150 SW 16th Ave Apt 406 | condos | 2 | 1 | 831 | $275,000 | 2026-04-09 |
| 2351 Douglas Rd Apt 1204 | condos | 2 | 2 | 1,110 | $430,000 | 2026-04-08 |
| 2280 SW 32nd Ave Apt 406 | condos | 2 | 2 | 903 | $380,000 | 2026-03-31 |
| 3180 SW 22nd Ter # 201 | condo | 1 | 2 | 1,285 | $525,000 | 2026-03-30 |
| 3500 Coral Way Apt 413 | condos | 2 | 2 | 917 | $365,000 | 2026-03-27 |
| 3410 Coral Way Apt 904 | condos | 1 | 1 | 486 | $210,000 | 2026-03-20 |
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 |
|---|---|---|---|---|---|---|
| 1501 SW 21st St | townhomes | 4 | 4 | 2,571 | $1,829,000 | — |
| 2745 SW 23rd Ter | townhomes | 4 | 5 | 2,909 | $1,645,000 | — |
| 1835 SW 18th St | single_family | 4 | 3 | 2,191 | $960,000 | — |
| 2364 SW 14th St | multi_family | 4 | 2 | 1,366 | $729,000 | — |
| 3575 SW 23rd St Unit 3575 | townhomes | 4 | 4 | 2,654 | $1,770,000 | — |
| 2222 SW 14th St Unit Right | townhomes | 4 | 4 | 2,736 | $1,779,000 | — |
| 2220 SW 14th St | townhomes | 4 | 4 | 2,969 | $1,749,000 | — |
| 1748 SW 21st Ter Unit Right | townhomes | 4 | 5 | 2,624 | $1,749,000 | — |
10-year hold projection
IRR8.1%
Equity multiple2.27x
Total return (10yr)$1,233,462
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,832,500 | $155,430 | -$27,423 | $2,176,147 | $656,353 |
| 2 | $2,917,475 | $160,530 | -$22,653 | $2,150,656 | $766,819 |
| 3 | $3,004,999 | $165,794 | -$17,728 | $2,123,415 | $881,584 |
| 4 | $3,095,149 | $171,227 | -$12,641 | $2,094,303 | $1,000,846 |
| 5 | $3,188,004 | $176,835 | -$7,389 | $2,063,192 | $1,124,812 |
| 6 | $3,283,644 | $182,623 | -$1,965 | $2,029,944 | $1,253,700 |
| 7 | $3,382,153 | $188,596 | $3,635 | $1,994,413 | $1,387,740 |
| 8 | $3,483,618 | $194,761 | $9,417 | $1,956,443 | $1,527,175 |
| 9 | $3,588,126 | $201,124 | $15,387 | $1,915,864 | $1,672,262 |
| 10 | $3,695,770 | $207,690 | $21,552 | $1,872,500 | $1,823,270 |
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.