16581 NW 84th Ave
Miami Lakes, FL 33016 · single_family · For Sale · 27 days on market
Asking price$1,499,999
4 beds 3 baths 2,659 sqft
Suggested offer$1,052,964$447,035 above the est. market value of $1,052,964.
View on Realtor.com →Listed by Alberto Martinez · Keller Williams Capital Realty
Typesingle_family
Built1993
Price / sqft$564
Est. value (own analysis)$1,052,964
Rent estimate (own analysis)$5,925/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-06
Removed date—
MLSMiamiMLS #A12065821
Coordinates25.92406, -80.33722
Address16581 NW 84th Ave
CityMiami Lakes
StateFL
Zip33016
Listing ID6119428443
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33016)
Typical home value (ZHVI)$295,375
Typical rent (ZORI)$2,365/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 | $1,499,999 |
| Down payment (20.0%) | $300,000 |
| Loan amount | $1,199,999 |
| Closing costs (5.0%) | $75,000 |
| Total cash to close | $375,000 |
| Income | |
| Rent (comp-derived) | $5,925$71,100 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,451$65,412 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,375$28,500 |
| Insurance (est. scaled by flood & wind risk) | $1,500$18,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $296$3,555 |
| Total operating expenses | $4,171$50,055 |
| 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) | $296$3,555 |
| 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 | 4 | 2 | 2,120 | $5,200 | 2026-08-27 | — | |
| single_family | 4 | 3 | 2,967 | $5,850 | 2026-08-17 | — | |
| single_family | 4 | 3 | 2,264 | $3,849 | — | — | |
| single_family | 4 | 3 | 2,847 | $7,200 | 2026-07-11 | — | |
| single_family | 4 | 2 | 1,770 | $4,000 | 2026-07-28 | — | |
| single_family | 4 | 3 | 2,620 | $6,000 | 2026-08-20 | — | |
| single_family | 4 | 3 | 2,847 | $6,500 | 2026-07-27 | — | |
| single_family | 4 | 3 | 2,620 | $6,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 14372 NW 83rd Ave | single_family | 4 | 3 | 2,231 | $610,000 | 2026-08-31 |
| 16750 NW 78th Ave | single_family | 4 | 4 | 2,503 | $1,210,000 | 2026-07-28 |
| 7819 NW 166th Ter | single_family | 4 | 3 | 2,208 | $900,000 | 2026-07-21 |
| 7831 NW 160th Ter | single_family | 4 | 3 | 2,162 | $895,000 | 2026-07-09 |
| 14460 Glencairn Rd | single_family | 4 | 3 | 2,201 | $1,050,000 | 2026-06-26 |
| 2549 W 72nd Pl | single_family | 4 | 2 | 1,475 | $590,000 | 2026-06-26 |
| 8341 NW 167th Ter | single_family | 4 | 2 | 2,162 | $728,100 | 2026-06-17 |
| 16640 NW 86th Ct | single_family | 4 | 4 | 2,449 | $960,000 | 2026-06-12 |
| 7841 NW 169th Ter | single_family | 4 | 2 | 2,131 | $910,000 | 2026-05-26 |
| 15507 NW 82nd Ct | single_family | 4 | 3 | 2,404 | $1,075,000 | 2026-05-08 |
| 8120 NW 167th Ter | single_family | 4 | 3 | 3,563 | $932,300 | 2026-04-14 |
| 7760 NW 163rd St | single_family | 4 | 3 | 2,048 | $835,000 | 2026-04-06 |
| 16801 NW 77th Pl | single_family | 4 | 4 | 2,702 | $1,167,000 | 2026-03-17 |
| 7821 NW 159th Ter | single_family | 4 | 3 | 2,314 | $955,000 | 2026-03-13 |
| 8371 NW 166th Ter | single_family | 4 | 5 | 3,528 | $940,000 | 2026-02-06 |
| 16422 NW 77th Pl | single_family | 4 | 3 | 2,804 | $675,000 | 2026-02-03 |
| 2508 W 71st Pl | single_family | 4 | 2 | 1,440 | $579,000 | 2026-01-30 |
| 16920 NW 83rd Ct | single_family | 4 | 3 | 3,292 | $1,000,000 | 2026-01-20 |
| 16811 NW 83rd Ave | single_family | 4 | 3 | 3,298 | $1,250,000 | 2026-01-05 |
| 8001 NW 166th St | single_family | 4 | 3 | 3,125 | $1,125,000 | 2025-12-16 |
| 8320 NW 167th Ter | single_family | 4 | 3 | 3,474 | $950,000 | 2025-12-15 |
| 8311 NW 166th Ter | single_family | 4 | 4 | 3,719 | $1,250,000 | 2025-11-20 |
| 16760 NW 84th Ct | single_family | 4 | 3 | 4,280 | $1,975,000 | 2025-11-07 |
| 8560 NW 169th Ter | single_family | 4 | 3 | 2,631 | $1,100,000 | 2025-11-03 |
| 8565 NW 168th Ter | single_family | 4 | 5 | 3,576 | $880,000 | 2025-10-23 |
| 7965 NW 162nd St | single_family | 4 | 4 | 3,380 | $1,300,000 | 2025-10-22 |
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 |
|---|---|---|---|---|---|---|
| 15600 NW 82nd Ct | single_family | 4 | 3 | 2,947 | $1,395,000 | — |
| 2217 W 69th St Unit 2217A | condos | 4 | 3 | 1,580 | $389,800 | — |
| 14629 Glencairn Rd | single_family | 4 | 3 | 2,309 | $1,100,000 | — |
| 15721 NW 79th Ct | single_family | 4 | 4 | 3,093 | $1,699,000 | — |
| 15901 NW 83rd Pl | single_family | 4 | 3 | 2,889 | $1,250,000 | — |
| 2561 W 60th Pl Unit 102-1 | townhomes | 4 | 3 | 1,798 | $429,999 | — |
| 16820 NW 80th Ct | single_family | 4 | 3 | 2,186 | $995,000 | — |
| 2450 W 67th Pl Unit 13-12 | townhomes | 4 | 3 | 1,665 | $385,000 | — |
10-year hold projection
IRR-4.4%
Equity multiple0.26x
Total return (10yr)-$81,609
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,544,999 | $15,357 | -$80,736 | $1,186,989 | $358,010 |
| 2 | $1,591,349 | $16,068 | -$80,114 | $1,173,084 | $418,265 |
| 3 | $1,639,089 | $16,807 | -$79,467 | $1,158,225 | $480,864 |
| 4 | $1,688,262 | $17,574 | -$78,793 | $1,142,346 | $545,916 |
| 5 | $1,738,910 | $18,370 | -$78,092 | $1,125,376 | $613,534 |
| 6 | $1,791,077 | $19,198 | -$77,363 | $1,107,241 | $683,836 |
| 7 | $1,844,810 | $20,057 | -$76,604 | $1,087,861 | $756,949 |
| 8 | $1,900,154 | $20,949 | -$75,815 | $1,067,149 | $833,004 |
| 9 | $1,957,158 | $21,875 | -$74,995 | $1,045,016 | $912,143 |
| 10 | $2,015,873 | $22,836 | -$74,142 | $1,021,362 | $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.