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1000 Quayside Ter Apt 1901

Miami, FL 33138 · condos · For Sale · 13 days on market
Asking price$649,000
3 beds 3 baths 1,913 sqft
View on Realtor.com →
Listed by Cyrus A. PA · Macken Realty, Inc.
Typecondos
Built1981
Price / sqft$339
Est. value (own analysis)$681,698
Rent estimate (own analysis)$4,275/mo
HOA$2,168/mo
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-08-20
Removed date—
MLSMiamiMLS #A12071769
Coordinates25.87377, -80.16835
Address1000 Quayside Ter Apt 1901
CityMiami
StateFL
Zip33138
Listing ID6065478639
Sourceus-real-estate-listings, cached 2026-08-30

ZIP market snapshot (33138)

Typical home value (ZHVI)$806,988
Typical rent (ZORI)$2,367/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$649,000
Down payment (20.0%)$129,800
Loan amount$519,200
Closing costs (5.0%)$32,450
Total cash to close$162,250
Income
Rent (comp-derived)$4,275$51,300
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$51,300
Vacancy rate (assumption) assumption8.0%

$51,300 × 8.0% = $4,104

Effective gross income$3,933$47,196
Operating expenses
Property tax (placeholder 1.9% of price)$1,028$12,331
Insurance (est. scaled by flood & wind risk)$844$10,124
HOA dues$2,168$26,016
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$214$2,565
Total operating expenses$4,253$51,036
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$47,196
Total operating expenses derived$51,036

$47,196 − $51,036 = -$3,840

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$519,200
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$519,200 amortized at 6.7% over 30 years = $3,337/mo

CapEx reserve (5.0% of GSR)$214$2,565
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$3,840
Annual debt service derived$40,038
Annual CapEx reserve assumption$2,565
Annual PMI assumption$0

(-$3,840 − $40,038 − $2,565 − $0) ÷ 12 = -$3,870

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$3,840
Purchase price data$649,000

-$3,840 ÷ $649,000 = -0.6%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$46,444
Total cash to close derived$162,250

-$46,444 ÷ $162,250 = -28.6%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$3,840
Annual debt service derived$40,038

-$3,840 ÷ $40,038 = -0.10

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$51,300
Purchase price data$649,000

($51,300 ÷ 12) ÷ $649,000 = 0.7%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$649,000
Gross scheduled rent (annual) comp$51,300

$649,000 ÷ $51,300 = 12.7

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$51,036
Effective gross income derived$47,196

$51,036 ÷ $47,196 = 108.1%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$51,036
Annual debt service derived$40,038
Annual PMI assumption$0
Gross scheduled rent (annual) comp$51,300

($51,036 + $40,038 + $0) ÷ $51,300 = 177.5%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
condos321,549$3,6002026-08-19—
condos321,469$4,4502026-03-15—
apartment322,180$4,100——
apartment332,011$5,468——

754 NE 90th St Unit 702

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage1,549
Listed2026-08-19
Days on market—

Asking rent: $3,600

View on Zillow →

4000 Towerside Ter Apt 1401

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage1,469
Listed2026-03-15
Days on market—

Asking rent: $4,450

View on Zillow →

521 NE 68th St

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 2 ba
Square footage2,180
Listed—
Days on market—

Asking rent: $4,100

View on Zillow →

7950 NE Bayshore Ct # EPH02

Miami, 33138 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,011
Listed—
Days on market—

Asking rent: $5,468

View on Zillow →

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.

AddressTypeBedsBathsLiving sqftSale priceSale date
9011 NE 4th Avenue Rd Unit 9011condos33952$360,0002026-07-31
720 NE 62nd St Apt 313condos331,691$1,300,0002026-02-16
2000 Towerside Ter Apt 702condos331,913$640,0002026-01-05
8711 NE 4th Avenue Rd Unit 8711condos33952$310,0002025-09-25

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.

AddressTypeBedsBathsSqftAsking priceDays on market
1000 Quayside Ter Apt 901condos331,913$729,000—
725 NE 81st Stsingle_family321,732$1,400,000—
742 NE 82nd Tersingle_family331,432$1,300,000—
8920 NE 9th Ctsingle_family332,016$1,555,000—
711 NE 72nd Tersingle_family321,514$1,549,000—
830 NE 83rd Stsingle_family321,494$975,000—
510 NE 72nd Stsingle_family321,725$895,000—
7004 NE 5th Avetownhomes333,772$1,200,000—

10-year hold projection

IRR-8.8%
Equity multiple-0.50x
Total return (10yr)-$159,358
YearProperty valueNOICash flowLoan balanceEquity
1$668,470-$3,840-$46,444$513,571$154,899
2$688,524-$3,700-$46,368$507,555$180,969
3$709,180-$3,550-$46,283$501,126$208,054
4$730,455-$3,388-$46,189$494,255$236,200
5$752,369-$3,215-$46,085$486,913$265,456
6$774,940-$3,030-$45,970$479,067$295,873
7$798,188-$2,832-$45,845$470,681$327,507
8$822,134-$2,621-$45,708$461,720$360,414
9$846,798-$2,396-$45,560$452,144$394,654
10$872,202-$2,157-$45,399$441,910$430,292
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.