7445 Fisher Island Dr Unit 7445
Miami Beach, FL 33109 · condos · For Sale · 145 days on market
Asking price$12,900,000
3 beds 4 baths 3,567 sqft
Suggested offer$6,585,231$6,314,769 above the est. market value of $6,585,231.
View on Realtor.com →Listed by Jill Eber · Coldwell Banker Realty
Typecondos
Built2002
Price / sqft$3616
Est. value (own analysis)$6,585,231
Rent estimate (own analysis)$28,500/mo
HOA$5,375/mo
Wind10/10Extreme$Heat10/10ExtremeFlood5/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-04-10
Removed date—
MLSMiamiMLS #A11998176
Coordinates25.76170, -80.13569
Address7445 Fisher Island Dr Unit 7445
CityMiami Beach
StateFL
Zip33109
Listing ID6053775299
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33109)
Median sale price$4,500,000
Median days on market (sale)125
Active sale listings21
Median rent$9,093/mo
Active rental listings1
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 33109 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $12,900,000 |
| Down payment (20.0%) | $2,580,000 |
| Loan amount | $10,320,000 |
| Closing costs (5.0%) | $645,000 |
| Total cash to close | $3,225,000 |
| Income | |
| Rent (comp-derived) | $28,500$342,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $26,220$314,640 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $20,425$245,100 |
| Insurance (est. scaled by flood & wind risk) | $15,050$180,600 |
| HOA dues | $5,375$64,500 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,425$17,100 |
| Total operating expenses | $42,275$507,300 |
| 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) | $1,425$17,100 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 4 | 2,744 | $20,000 | 2026-07-09 | — | |
| condos | 3 | 4 | 3,140 | $20,000 | 2025-02-28 | — | |
| condos | 3 | 4 | 3,140 | $29,000 | 2026-02-24 | — | |
| condos | 3 | 4 | 3,192 | $40,000 | 2026-06-18 | — | |
| condos | 3 | 4 | 2,744 | $28,000 | 2026-04-10 | — | |
| apartment | 3 | 4 | 2,744 | $30,000 | 2026-04-06 | — |
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 |
|---|---|---|---|---|---|---|
| 19236 Fisher Island Dr Unit 19236 | condos | 3 | 3 | 2,049 | $3,000,000 | 2026-05-19 |
| 7937 Fisher Island Dr Unit 7937 | condos | 3 | 4 | 2,530 | $8,550,000 | 2026-03-31 |
| 2437 Fisher Island Dr Unit 5307 | condos | 3 | 4 | 3,192 | $4,700,000 | 2026-03-25 |
| 4922 Fisher Island Dr Unit 4922 | condos | 3 | 4 | 2,000 | $5,800,000 | 2025-12-31 |
| 5344 Fisher Island Dr Unit 5344 | condos | 3 | 3 | 1,950 | $3,600,000 | 2025-12-22 |
| 19152 Fisher Island Dr Unit 19152 | condos | 3 | 3 | 1,838 | $5,000,000 | 2025-12-10 |
| 2021 Fisher Island Dr Unit 2021 | condos | 3 | 4 | 2,744 | $4,300,000 | 2025-11-05 |
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 |
|---|---|---|---|---|---|---|
| 2443 Fisher Island Dr Unit 5403 | condos | 3 | 4 | 3,227 | $5,250,000 | — |
| 2134 Fisher Island Dr Unit 2134 | condos | 3 | 4 | 2,744 | $4,500,000 | — |
| 2133 Fisher Island Dr Unit 2133 | condos | 3 | 4 | 1,847 | $3,789,000 | — |
| 2521 Fisher Island Dr Unit 6201 | condos | 3 | 4 | 2,744 | $7,750,000 | — |
| 2432 Fisher Island Dr Unit 5302 | condos | 3 | 4 | 2,234 | $3,900,000 | — |
| 5266 Fisher Island Dr Unit 5266 | condos | 3 | 4 | 2,740 | $5,400,000 | — |
| 2236 Fisher Island Dr Unit 3306 | condos | 3 | 4 | 2,744 | $5,200,000 | — |
| 19216 Fisher Island Dr Unit 19216 | condos | 3 | 3 | 2,049 | $4,400,000 | — |
10-year hold projection
IRR-10.8%
Equity multiple-0.84x
Total return (10yr)-$4,253,553
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $13,287,000 | -$192,660 | -$1,005,589 | $10,208,108 | $3,078,892 |
| 2 | $13,685,610 | -$195,903 | -$1,009,260 | $10,088,533 | $3,597,077 |
| 3 | $14,096,178 | -$199,180 | -$1,012,975 | $9,960,746 | $4,135,432 |
| 4 | $14,519,064 | -$202,491 | -$1,016,735 | $9,824,184 | $4,694,880 |
| 5 | $14,954,636 | -$205,834 | -$1,020,539 | $9,678,244 | $5,276,392 |
| 6 | $15,403,275 | -$209,209 | -$1,024,386 | $9,522,282 | $5,880,992 |
| 7 | $15,865,373 | -$212,616 | -$1,028,276 | $9,355,610 | $6,509,763 |
| 8 | $16,341,334 | -$216,053 | -$1,032,209 | $9,177,493 | $7,163,841 |
| 9 | $16,831,574 | -$219,519 | -$1,036,183 | $8,987,144 | $7,844,430 |
| 10 | $17,336,521 | -$223,014 | -$1,040,199 | $8,783,724 | $8,552,798 |
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.