5630 Pine Tree Dr
Miami Beach, FL 33140 · single_family · For Sale · 40 days on market
Asking price$6,350,000
5 beds 6 baths 4,062 sqft
Suggested offer$4,937,291$1,412,709 above the est. market value of $4,937,291.
View on Realtor.com →Listed by Daneez Khan · Compass Florida, LLC.
Typesingle_family
Built2022
Price / sqft$1563
Est. value (own analysis)$4,937,291
Rent estimate (own analysis)$29,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-24
Removed date—
MLSMiamiMLS #A12059567
Coordinates25.83538, -80.12413
Address5630 Pine Tree Dr
CityMiami Beach
StateFL
Zip33140
Listing ID6123730871
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 | $6,350,000 |
| Down payment (20.0%) | $1,270,000 |
| Loan amount | $5,080,000 |
| Closing costs (5.0%) | $317,500 |
| Total cash to close | $1,587,500 |
| Income | |
| Rent (comp-derived) | $29,000$348,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $26,680$320,160 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $10,054$120,650 |
| Insurance (est. scaled by flood & wind risk) | $8,255$99,060 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,450$17,400 |
| Total operating expenses | $19,759$237,110 |
| 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) | $1,450$17,400 |
| 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 | 5 | 5 | 5,200 | $135,000 | 2026-08-05 | — | |
| single_family | 5 | 6 | 5,284 | $30,000 | 2026-06-23 | — | |
| single_family | 5 | 5 | 3,522 | $22,000 | 2025-11-13 | — | |
| single_family | 5 | 5 | 3,384 | $25,000 | 2026-07-18 | — | |
| single_family | 5 | 5 | 3,546 | $29,000 | 2026-05-20 | — |
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 |
|---|---|---|---|---|---|---|
| 865 W 47th St | single_family | 5 | 5 | 3,050 | $2,900,000 | 2026-08-12 |
| 6065 Pine Tree Dr | single_family | 5 | 5 | 4,697 | $13,000,000 | 2026-07-24 |
| 2355 N Meridian Ave | single_family | 5 | 5 | 5,214 | $9,200,000 | 2026-07-08 |
| 2516 Sunset Dr | single_family | 5 | 4 | 4,698 | $10,250,000 | 2026-06-29 |
| 4501 N Bay Rd | single_family | 5 | 5 | 4,401 | $4,500,000 | 2026-06-11 |
| 5181 Lagorce Dr | single_family | 5 | 6 | 4,286 | $4,300,000 | 2026-06-08 |
| 5300 N Bay Rd | single_family | 5 | 4 | 5,029 | $27,000,000 | 2026-06-02 |
| 5055 N Bay Rd | single_family | 5 | 3 | 3,980 | $4,325,000 | 2026-05-27 |
| 4740 Alton Rd | single_family | 5 | 5 | 3,005 | $3,600,000 | 2026-05-14 |
| 4520 N Meridian Ave | single_family | 5 | 5 | 4,237 | $5,150,000 | 2026-05-13 |
| 5208 Alton Rd | single_family | 5 | 4 | 4,232 | $2,400,000 | 2026-05-13 |
| 1635 W 27th St | single_family | 5 | 4 | 4,140 | $11,100,000 | 2026-04-14 |
| 2729 N Bay Rd | single_family | 5 | 5 | 3,565 | $5,200,000 | 2026-03-26 |
| 5763 N Bay Rd | single_family | 5 | 2 | 5,735 | $6,200,000 | 2026-03-12 |
| 1021 W 46th St | single_family | 5 | 6 | 3,750 | $5,550,000 | 2026-01-29 |
| 5978 Alton Rd | single_family | 5 | 5 | 3,392 | $2,823,400 | 2026-01-26 |
| 2120 Bay Ave | single_family | 5 | 5 | 5,778 | $19,600,000 | 2025-12-30 |
| 450 W 62nd St | single_family | 5 | 5 | 4,542 | $9,000,000 | 2025-12-17 |
| 5327 N Bay Rd | single_family | 5 | 5 | 4,524 | $7,450,000 | 2025-12-09 |
| 6080 Alton Rd | single_family | 5 | 3 | 2,264 | $2,900,000 | 2025-12-01 |
| 4450 N Jefferson Ave | single_family | 5 | 4 | 2,735 | $2,150,000 | 2025-11-24 |
| 1033 W 47th St | single_family | 5 | 4 | 2,977 | $2,200,000 | 2025-10-20 |
| 2012 N Bay Rd | single_family | 5 | 4 | 4,155 | $10,850,000 | 2025-10-17 |
| 4545 Nautilus Ct | single_family | 5 | 5 | 3,325 | $2,760,000 | 2025-09-30 |
| 2525 Flamingo Pl | single_family | 5 | 4 | 4,510 | $5,250,000 | 2025-09-15 |
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 |
|---|---|---|---|---|---|---|
| 5801 Collins Ave Apt 1600 | condos | 5 | 5 | 4,977 | $8,500,000 | — |
| 5170 Lagorce Dr | single_family | 5 | 5 | 4,962 | $10,360,000 | — |
| 795 Lakeview Dr | single_family | 5 | 8 | 6,162 | $10,750,000 | — |
| 4430 Alton Rd | single_family | 5 | 6 | 3,581 | $3,787,000 | — |
| 5750 Lagorce Dr | single_family | 5 | 5 | 3,400 | $5,199,000 | — |
| 2388 Prairie Ave | single_family | 5 | 6 | 3,677 | $3,900,000 | — |
| 5860 Pine Tree Dr | single_family | 5 | 5 | 4,636 | $4,450,000 | — |
| 5835 Lagorce Dr | single_family | 5 | 4 | 2,526 | $2,850,000 | — |
10-year hold projection
IRR-3.7%
Equity multiple0.38x
Total return (10yr)-$158,453
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,540,500 | $83,050 | -$326,095 | $5,024,921 | $1,515,579 |
| 2 | $6,736,715 | $86,727 | -$322,853 | $4,966,061 | $1,770,654 |
| 3 | $6,938,816 | $90,544 | -$319,482 | $4,903,158 | $2,035,659 |
| 4 | $7,146,981 | $94,506 | -$315,977 | $4,835,935 | $2,311,046 |
| 5 | $7,361,390 | $98,618 | -$312,334 | $4,764,097 | $2,597,294 |
| 6 | $7,582,232 | $102,885 | -$308,547 | $4,687,325 | $2,894,907 |
| 7 | $7,809,699 | $107,313 | -$304,611 | $4,605,281 | $3,204,418 |
| 8 | $8,043,990 | $111,907 | -$300,521 | $4,517,603 | $3,526,387 |
| 9 | $8,285,310 | $116,674 | -$296,272 | $4,423,904 | $3,861,406 |
| 10 | $8,533,869 | $121,618 | -$291,857 | $4,323,771 | $4,210,098 |
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.