7517 Cutlass Ave
North Bay Village, FL 33141 · single_family · For Sale · 245 days on market
Asking price$1,500,000
3 beds 2 baths 2,567 sqft
Listed by Ben Brissi · BHHS EWM Realty
Typesingle_family
Built1951
Price / sqft$584
Est. value (own analysis)$1,752,797
Rent estimate (own analysis)$6,225/mo
HOANone
1 / 42
Show every detail
Statusfor_sale
Listed date2025-12-31
Removed date—
MLSMiamiMLS #A11936661
Coordinates25.84543, -80.15112
Address7517 Cutlass Ave
CityNorth Bay Village
StateFL
Zip33141
Listing ID6056580792
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 | $1,500,000 |
| Down payment (20.0%) | $300,000 |
| Loan amount | $1,200,000 |
| Closing costs (5.0%) | $75,000 |
| Total cash to close | $375,000 |
| Income | |
| Rent (comp-derived) | $6,225$74,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,727$68,724 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,375$28,500 |
| Insurance (placeholder 0.8% of price) | $1,000$12,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $311$3,735 |
| Total operating expenses | $3,686$44,235 |
| 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) | $311$3,735 |
| 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 | 3 | 2 | 2,036 | $5,950 | 2026-08-11 | — | |
| single_family | 3 | 3 | 1,840 | $6,500 | 2026-08-11 | — | |
| single_family | 3 | 3 | 2,040 | $18,000 | 2026-03-16 | — | |
| single_family | 3 | 3 | 1,950 | $4,210 | 2026-08-13 | — | |
| single_family | 3 | 2 | 2,315 | $3,050 | — | — | |
| single_family | 3 | 3 | 1,761 | $9,500 | — | — |
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 |
|---|---|---|---|---|---|---|
| 8055 Noremac Ave | single_family | 3 | 4 | 2,922 | $4,850,000 | 2026-08-26 |
| 7770 Hawthorne Ave | single_family | 3 | 2 | 1,978 | $2,450,000 | 2026-08-07 |
| 1410 Cleveland Rd | single_family | 3 | 2 | 2,592 | $2,650,000 | 2026-07-27 |
| 1555 71st St | single_family | 3 | 2 | 1,784 | $910,500 | 2026-06-12 |
| 7532 Hispanola Ave | single_family | 3 | 2 | 1,834 | $1,250,000 | 2026-06-11 |
| 7431 Coquina Dr | single_family | 3 | 3 | 1,948 | $1,656,000 | 2026-06-05 |
| 1409 Biarritz Dr | single_family | 3 | 1 | 1,675 | $1,300,000 | 2026-06-05 |
| 7950 Biscayne Point Cir | single_family | 3 | 3 | 3,228 | $9,000,000 | 2026-06-01 |
| 1500 Biarritz Dr | single_family | 3 | 3 | 2,684 | $1,550,000 | 2026-05-26 |
| 1756 71st St | single_family | 3 | 2 | 1,362 | $930,000 | 2026-05-21 |
| 1310 Cleveland Rd | single_family | 3 | 2 | 1,656 | $2,350,000 | 2026-05-19 |
| 235 N Shore Dr | single_family | 3 | 2 | 2,503 | $5,300,000 | 2026-05-13 |
| 1855 Daytonia Rd | single_family | 3 | 2 | 2,828 | $2,400,000 | 2026-04-24 |
| 1201 S Biscayne Point Rd | single_family | 3 | 3 | 1,505 | $1,450,000 | 2026-04-10 |
| 7710 Beachview Dr | single_family | 3 | 2 | 1,560 | $1,575,000 | 2026-04-10 |
| 7431 Center Bay Dr | single_family | 3 | 3 | 2,926 | $1,900,000 | 2026-04-09 |
| 7560 W Treasure Dr | single_family | 3 | 2 | 1,591 | $500,000 | 2026-04-08 |
| 1810 Daytonia Rd | single_family | 3 | 3 | 5,466 | $7,050,000 | 2026-04-07 |
| 1205 N Biscayne Point Rd | single_family | 3 | 3 | 2,764 | $6,300,000 | 2026-04-07 |
| 1721 S Treasure Dr | single_family | 3 | 2 | 2,036 | $1,090,000 | 2026-03-25 |
| 410 S Shore Dr | single_family | 3 | 3 | 3,091 | $3,450,000 | 2026-03-12 |
| 7553 W Treasure Dr | single_family | 3 | 2 | 1,547 | $1,515,000 | 2026-03-10 |
| 935 S Shore Dr | single_family | 3 | 2 | 2,375 | $1,300,000 | 2026-03-05 |
| 7557 Mutiny Ave | single_family | 3 | 3 | 1,836 | $999,000 | 2026-03-05 |
| 1470 N Treasure Dr | single_family | 3 | 2 | 1,955 | $990,000 | 2026-02-27 |
| 1155 N Biscayne Point Rd | single_family | 3 | 3 | 2,894 | $6,300,000 | 2026-02-26 |
| 1700 Bay Dr | single_family | 3 | 2 | 3,135 | $6,183,000 | 2026-02-25 |
| 759 85th St | single_family | 3 | 2 | — | $449,375 | 2026-02-19 |
| 702 86th St | single_family | 3 | 2 | 1,317 | $670,000 | 2026-02-10 |
| 7512 Mutiny Ave | single_family | 3 | 2 | 1,571 | $900,000 | 2026-02-03 |
| 7528 Hispanola Ave | single_family | 3 | 2 | 1,877 | $100,000 | 2026-01-08 |
| 7513 Mutiny Ave | single_family | 3 | 2 | 2,068 | $637,300 | 2026-01-08 |
| 7536 Cutlass Ave | single_family | 3 | 2 | 1,387 | $890,000 | 2025-12-26 |
| 1347 71st St | single_family | 3 | 3 | 1,915 | $1,100,000 | 2025-12-18 |
| 670 S Shore Dr | single_family | 3 | 3 | 2,066 | $3,600,000 | 2025-12-18 |
| 7610 Bayside Ln | single_family | 3 | 3 | 2,304 | $4,200,000 | 2025-12-16 |
| 7125 Trouville Esplanade | single_family | 3 | 2 | 1,800 | $865,000 | 2025-12-16 |
| 1154 Biarritz Dr | single_family | 3 | 2 | 1,567 | $965,000 | 2025-12-12 |
| 7755 Noremac Ave | single_family | 3 | 4 | 2,529 | $3,400,000 | 2025-12-10 |
| 1545 Normandy Dr | single_family | 3 | 2 | 1,416 | $847,800 | 2025-12-03 |
| 1370 71st St | single_family | 3 | 2 | 1,884 | $1,175,000 | 2025-12-02 |
| 401 S Shore Dr | single_family | 3 | 2 | 2,141 | $1,050,000 | 2025-11-13 |
| 235 Fairway Dr | single_family | 3 | 2 | 2,028 | $1,500,000 | 2025-11-13 |
| 1355 71st St | single_family | 3 | 2 | 1,659 | $1,050,000 | 2025-11-06 |
| 1411 Normandy Dr | single_family | 3 | 3 | 2,542 | $1,330,000 | 2025-10-22 |
| 7520 Beachview Dr | single_family | 3 | 3 | 1,869 | $1,480,000 | 2025-10-21 |
| 8533 Crespi Blvd | single_family | 3 | 1 | 1,530 | $2,000,000 | 2025-10-06 |
| 1601 S Treasure Dr | single_family | 3 | 2 | 1,976 | $965,000 | 2025-09-24 |
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 1503 | condos | 3 | 4 | 2,402 | $4,403,900 | — |
| 7441 Wayne Ave Apt 3H | condos | 3 | 2 | 1,181 | $365,000 | — |
| 1885 Daytonia Rd | single_family | 3 | 2 | 2,760 | $3,800,000 | — |
| 771 Fairway Dr | single_family | 3 | 4 | 2,146 | $2,575,000 | — |
| 1460 Marseille Dr | single_family | 3 | 2 | 2,005 | $890,000 | — |
| 711 85th St | single_family | 3 | 3 | 1,344 | $699,000 | — |
| 2131 Biarritz Dr | single_family | 3 | 2 | 1,360 | $995,000 | — |
| 6899 Collins Ave Unit 1602 | condos | 3 | 3 | 2,050 | $2,775,000 | — |
10-year hold projection
IRR-2.8%
Equity multiple0.53x
Total return (10yr)$19,546
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,545,000 | $24,489 | -$71,784 | $1,186,989 | $358,011 |
| 2 | $1,591,350 | $25,445 | -$70,922 | $1,173,085 | $418,265 |
| 3 | $1,639,091 | $26,435 | -$70,027 | $1,158,226 | $480,864 |
| 4 | $1,688,263 | $27,460 | -$69,100 | $1,142,347 | $545,916 |
| 5 | $1,738,911 | $28,522 | -$68,139 | $1,125,377 | $613,534 |
| 6 | $1,791,078 | $29,622 | -$67,142 | $1,107,242 | $683,836 |
| 7 | $1,844,811 | $30,761 | -$66,109 | $1,087,862 | $756,949 |
| 8 | $1,900,155 | $31,940 | -$65,038 | $1,067,151 | $833,004 |
| 9 | $1,957,160 | $33,161 | -$63,928 | $1,045,017 | $912,143 |
| 10 | $2,015,875 | $34,426 | -$62,777 | $1,021,364 | $994,511 |
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.