5680 Pine Tree Dr
Miami Beach, FL 33140 · single_family · For Sale · 5 days on market
Asking price$3,850,000
7 beds 6 baths 4,691 sqft
Listed by Seth Feuer · COMPASS
Typesingle_family
Built1938
Price / sqft$821
Est. value (own analysis)$18,110,354
Rent estimate (own analysis)$75,000/mo
HOANone
1 / 33
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Statusfor_sale
Listed date2026-08-28
Removed date—
MLSMiamiMLS #A12078957
Coordinates25.83620, -80.12409
Address5680 Pine Tree Dr
CityMiami Beach
StateFL
Zip33140
Listing ID6059148993
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33140)
Typical home value (ZHVI)$684,558
Typical rent (ZORI)$3,694/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 | $3,850,000 |
| Down payment (20.0%) | $770,000 |
| Loan amount | $3,080,000 |
| Closing costs (5.0%) | $192,500 |
| Total cash to close | $962,500 |
| Income | |
| Rent (comp-derived) | $75,000$900,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $69,000$828,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $6,096$73,150 |
| Insurance (placeholder 0.8% of price) | $2,567$30,800 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $3,750$45,000 |
| Total operating expenses | $12,413$148,950 |
| 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) | $3,750$45,000 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 7 | 9 | 8,324 | $95,000 | 2026-08-13 | — | |
| single_family | 7 | 9 | 7,356 | $215,000 | 2026-03-11 | — | |
| single_family | 7 | 8 | 8,110 | $145,000 | 2026-02-02 | — | |
| single_family | 7 | 7 | 4,530 | $20,000 | 2026-05-19 | — | |
| single_family | 7 | 7 | 4,822 | $40,000 | 2026-04-10 | — | |
| single_family | 7 | 8 | 6,637 | $55,000 | 2026-06-18 | — |
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 |
|---|---|---|---|---|---|---|
| 5515 Pine Tree Dr | single_family | 7 | 9 | 6,997 | $23,750,000 | 2026-04-16 |
| 5077 N Bay Rd | single_family | 7 | 7 | 7,034 | $8,750,000 | 2026-02-06 |
| 1821 W 27th St | single_family | 7 | 7 | 6,860 | $34,000,000 | 2025-10-14 |
| 4774 N Bay Rd | single_family | 7 | 6 | 5,983 | $25,407,000 | 2025-10-08 |
| 2288 Sunset Dr | single_family | 7 | 10 | 6,581 | $25,407,000 | 2025-10-03 |
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 |
|---|---|---|---|---|---|---|
| 3100 N Bay Rd | single_family | 7 | 10 | 10,250 | $100,000,000 | — |
| 5812 Alton Rd | single_family | 7 | 7 | 4,822 | $5,250,000 | — |
| 4430 Nautilus Dr | single_family | 7 | 7 | 4,501 | $7,295,000 | — |
10-year hold projection
IRR46.8%
Equity multiple7.47x
Total return (10yr)$6,726,626
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $3,965,500 | $679,050 | $396,535 | $3,046,606 | $918,894 |
| 2 | $4,084,465 | $700,166 | $416,526 | $3,010,919 | $1,073,546 |
| 3 | $4,206,999 | $721,935 | $437,142 | $2,972,781 | $1,234,218 |
| 4 | $4,333,209 | $744,375 | $458,400 | $2,932,024 | $1,401,185 |
| 5 | $4,463,205 | $767,508 | $480,322 | $2,888,468 | $1,574,737 |
| 6 | $4,597,101 | $791,356 | $502,927 | $2,841,921 | $1,755,180 |
| 7 | $4,735,014 | $815,939 | $526,238 | $2,792,178 | $1,942,836 |
| 8 | $4,877,065 | $841,281 | $550,275 | $2,739,019 | $2,138,046 |
| 9 | $5,023,377 | $867,405 | $575,061 | $2,682,210 | $2,341,167 |
| 10 | $5,174,078 | $894,334 | $600,620 | $2,621,499 | $2,552,579 |
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.