271 N Hibiscus Dr
Miami Beach, FL 33139 · single_family · Pending — under contract · 642 days on market
Asking price$24,950,000
6 beds 8 baths 9,131 sqft
Listed by Alina De La Vega · One Sotheby's International Realty
Typesingle_family
Built2007
Price / sqft$2732
Est. value (own analysis)$26,183,110
Rent estimate (own analysis)$87,500/mo
HOANone
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Statusfor_sale
Listed date2024-11-29
Removed date—
MLSMiamiMLS #A11685221
Coordinates25.78429, -80.16134
Address271 N Hibiscus Dr
CityMiami Beach
StateFL
Zip33139
Listing ID6048441806
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $24,950,000 |
| Down payment (20.0%) | $4,990,000 |
| Loan amount | $19,960,000 |
| Closing costs (5.0%) | $1,247,500 |
| Total cash to close | $6,237,500 |
| Income | |
| Rent (comp-derived) | $87,500$1,050,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $80,500$966,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $39,504$474,050 |
| Insurance (placeholder 0.8% of price) | $16,633$199,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $4,375$52,500 |
| Total operating expenses | $60,513$726,150 |
| 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) | $4,375$52,500 |
| 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 | 6 | 7 | 5,863 | $95,000 | 2026-08-27 | — | |
| single_family | 6 | 8 | 5,200 | $250,000 | 2025-12-26 | — | |
| single_family | 6 | 7 | 5,700 | $160,000 | 2026-05-27 | — | |
| single_family | 6 | 7 | 6,211 | $70,000 | 2026-06-16 | — | |
| single_family | 6 | 6 | 5,146 | $80,000 | 2026-02-23 | — | |
| single_family | 6 | 8 | 3,600 | $39,500 | 2026-08-17 | — |
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 |
|---|---|---|---|---|---|---|
| 1505 1511 Ne 13th Pl | single_family | 6 | 4 | — | $6,500,000 | 2026-07-28 |
| 625 E Dilido Dr | single_family | 6 | 6 | 4,967 | $33,000,000 | 2026-07-14 |
| 1045 N Venetian Dr | single_family | 6 | 8 | 6,347 | $18,200,000 | 2026-06-26 |
| 16 Palm Ave | single_family | 6 | 7 | 9,209 | $25,000,000 | 2026-06-05 |
| 310 W Dilido Dr | single_family | 6 | 6 | 5,506 | $21,750,000 | 2026-04-27 |
| 375 S Hibiscus Dr | single_family | 6 | 7 | 4,286 | $9,500,000 | 2026-04-16 |
| 66 S Hibiscus Dr | single_family | 6 | 5 | 5,645 | $12,250,000 | 2026-04-02 |
| 228 302 W Dilido Dr | single_family | 6 | 12 | — | $24,500,000 | 2026-03-19 |
| 111 Palm Ave | single_family | 6 | 6 | 9,767 | $42,000,000 | 2025-12-22 |
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 |
|---|---|---|---|---|---|---|
| 1224 S Venetian Way | single_family | 6 | 8 | — | $45,000,000 | — |
| 1300 S Venetian Way | single_family | 6 | 7 | 4,343 | $14,750,000 | — |
| 1438 Meridian Ave | multi_family | 6 | 6 | 4,644 | $2,400,000 | — |
| 375 N Hibiscus Dr | single_family | 6 | 8 | 7,256 | $42,000,000 | — |
| 912 Euclid Ave | multi_family | 6 | 4 | 2,558 | $2,200,000 | — |
| 176 S Hibiscus Dr | single_family | 6 | 7 | 6,211 | $18,499,000 | — |
| 327 E Rivo Alto Dr | single_family | 6 | 7 | 5,479 | $22,500,000 | — |
| 441 Collins /7/10/12a/19 Ave Unit 2/5 | condos | 6 | 6 | 420 | $1,794,000 | — |
10-year hold projection
IRR-4.6%
Equity multiple0.24x
Total return (10yr)-$1,489,567
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $25,698,500 | $239,850 | -$1,351,870 | $19,743,589 | $5,954,911 |
| 2 | $26,469,455 | $250,676 | -$1,342,356 | $19,512,317 | $6,957,138 |
| 3 | $27,263,539 | $261,918 | -$1,332,460 | $19,265,164 | $7,998,375 |
| 4 | $28,081,445 | $273,590 | -$1,322,167 | $19,001,038 | $9,080,407 |
| 5 | $28,923,888 | $285,708 | -$1,311,462 | $18,718,774 | $10,205,114 |
| 6 | $29,791,605 | $298,287 | -$1,300,332 | $18,417,127 | $11,374,478 |
| 7 | $30,685,353 | $311,343 | -$1,288,761 | $18,094,765 | $12,590,588 |
| 8 | $31,605,914 | $324,894 | -$1,276,732 | $17,750,267 | $13,855,647 |
| 9 | $32,554,091 | $338,957 | -$1,264,230 | $17,382,111 | $15,171,980 |
| 10 | $33,530,714 | $353,549 | -$1,251,236 | $16,988,674 | $16,542,039 |
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.