2810 NW 181st St
Miami Gardens, FL 33056 · condos · For Sale · 15 days on market
Asking price$405,000
3 beds 3 baths 1,442 sqft
Suggested offer$395,000$10,000 above the est. market value of $395,000.
View on Realtor.com →Listed by Liliana Bustamante · Avanti Way
Typecondos
Built2020
Price / sqft$281
Est. value (own analysis)$395,000
Rent estimate (own analysis)$3,088/mo
HOA$205/mo
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-18
Removed date—
MLSMiamiMLS #A12073249
Coordinates25.93817, -80.24964
Address2810 NW 181st St
CityMiami Gardens
StateFL
Zip33056
Listing ID6041938911
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33056)
Median sale price$550,000
Median days on market (sale)37
Active sale listings131
Median rent$2,700/mo
Median days on market (rent)49
Active rental listings90
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33056 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $405,000 |
| Down payment (20.0%) | $81,000 |
| Loan amount | $324,000 |
| Closing costs (5.0%) | $20,250 |
| Total cash to close | $101,250 |
| Income | |
| Rent (comp-derived) | $3,088$37,056 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,841$34,092 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $641$7,695 |
| Insurance (est. scaled by flood & wind risk) | $405$4,860 |
| HOA dues | $205$2,460 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,853 |
| Total operating expenses | $1,406$16,868 |
| 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) | $154$1,853 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 3 | 2.5 | 1,251 | $2,840 | 2025-12-17 | — | |
| condos | 3 | 2 | 1,062 | $2,200 | 2026-07-15 | — | |
| apartment | 3 | 2 | 1,310 | $3,800 | 2026-06-29 | — | |
| apartment | 3 | 2 | 1,490 | $3,500 | 2026-08-11 | — | |
| apartment | 3 | 2 | 1,765 | $3,300 | 2026-06-09 | — | |
| apartment | 3 | 2 | 1,330 | $3,101 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,075 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,075 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,075 | — | — | |
| apartment | 3 | 2 | 1,330 | $3,126 | — | — |
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 |
|---|---|---|---|---|---|---|
| 3028 NW 204th Ter | condo_townhome_rowhome_coop | 3 | 1 | 999 | $360,000 | 2026-01-23 |
| 18221 NW 29th Ct | condo_townhome_rowhome_coop | 3 | 3 | 1,442 | $395,000 | 2026-01-16 |
| 17612 NW 25th Ave Apt 302 | condos | 3 | 2 | 1,088 | $217,000 | 2025-12-31 |
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 |
|---|---|---|---|---|---|---|
| 3530 NW 170th St | single_family | 3 | 1 | 962 | $397,500 | — |
| 3441 NW 169th Ter | single_family | 3 | 2 | 1,314 | $349,900 | — |
| 1714 NW 204th St | single_family | 3 | 2 | 1,358 | $435,000 | — |
| 3281 NW 212th St | single_family | 3 | 2 | — | $445,000 | — |
| 3271 NW 173rd Ter | single_family | 3 | 2 | 1,464 | $535,000 | — |
| 2766 NW 168th Ter | single_family | 3 | 2 | 1,656 | $525,000 | — |
| 2340 NW 187th St | single_family | 3 | 2 | 1,562 | $535,000 | — |
| 17530 NW 27th Ct | single_family | 3 | 2 | 1,613 | $550,000 | — |
10-year hold projection
IRR4.1%
Equity multiple1.65x
Total return (10yr)$118,752
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $417,150 | $17,224 | -$9,614 | $320,487 | $96,663 |
| 2 | $429,665 | $17,825 | -$9,060 | $316,733 | $112,931 |
| 3 | $442,554 | $18,446 | -$8,486 | $312,721 | $129,833 |
| 4 | $455,831 | $19,088 | -$7,893 | $308,434 | $147,397 |
| 5 | $469,506 | $19,751 | -$7,279 | $303,852 | $165,654 |
| 6 | $483,591 | $20,437 | -$6,645 | $298,955 | $184,636 |
| 7 | $498,099 | $21,146 | -$5,988 | $293,723 | $204,376 |
| 8 | $513,042 | $21,878 | -$5,310 | $288,131 | $224,911 |
| 9 | $528,433 | $22,634 | -$4,608 | $282,155 | $246,278 |
| 10 | $544,286 | $23,416 | -$3,883 | $275,768 | $268,518 |
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.