2735 SW 23rd Ter
Miami, FL 33145 · townhomes · For Sale · 49 days on market
Asking price$1,685,000
4 beds 5 baths 2,909 sqft
Listed by Francesca Barry · One Sotheby's International Realty
Typetownhomes
Built2025
Price / sqft$579
Est. value (own analysis)$1,866,287
Rent estimate (own analysis)$8,999/mo
HOANone
1 / 62
Show every detail
Statusfor_sale
Listed date2026-07-15
Removed date—
MLSMiamiMLS #A12054207
Coordinates25.74779, -80.23887
Address2735 SW 23rd Ter
CityMiami
StateFL
Zip33145
Listing ID6124157947
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33145)
Typical home value (ZHVI)$735,527
Typical rent (ZORI)$3,018/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 | $1,685,000 |
| Down payment (20.0%) | $337,000 |
| Loan amount | $1,348,000 |
| Closing costs (5.0%) | $84,250 |
| Total cash to close | $421,250 |
| Income | |
| Rent (comp-derived) | $8,999$107,988 |
| Vacancy loss (8.0%) | |
| Effective gross income | $8,279$99,349 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,668$32,015 |
| Insurance (placeholder 0.8% of price) | $1,123$13,480 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $450$5,399 |
| Total operating expenses | $4,241$50,894 |
| 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) | $450$5,399 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 4 | 4 | 1,946 | $5,800 | 2026-08-17 | — | |
| townhomes | 4 | 5 | 2,988 | $10,500 | 2026-07-27 | — | |
| townhomes | 4 | 5 | 2,750 | $8,999 | 2026-07-13 | — |
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 |
|---|---|---|---|---|---|---|
| 2943 SW 21st St | townhomes | 4 | 5 | — | $1,440,000 | 2026-07-16 |
| 2937 SW 21st St | townhomes | 4 | 5 | 2,620 | $1,440,000 | 2026-06-01 |
| 1533 SW 22nd Ter | townhomes | 4 | 3 | 2,400 | $1,550,000 | 2026-05-21 |
| 2410 SW 16th Ave | townhomes | 4 | 4 | 2,512 | $1,497,000 | 2026-04-17 |
| 2821 SW 23rd Ter Unit A | townhomes | 4 | 4 | 2,416 | $1,550,000 | 2026-03-02 |
| 1531 SW 22nd Ter | townhomes | 4 | 3 | 2,400 | $1,580,000 | 2026-02-27 |
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 |
|---|---|---|---|---|---|---|
| 1501 SW 21st St | townhomes | 4 | 4 | 2,571 | $1,829,000 | — |
| 2745 SW 23rd Ter | townhomes | 4 | 5 | 2,909 | $1,645,000 | — |
| 1835 SW 18th St | single_family | 4 | 3 | 2,191 | $960,000 | — |
| 2364 SW 14th St | multi_family | 4 | 2 | 1,366 | $729,000 | — |
| 3575 SW 23rd St Unit 3575 | townhomes | 4 | 4 | 2,654 | $1,770,000 | — |
| 2222 SW 14th St Unit Right | townhomes | 4 | 4 | 2,736 | $1,779,000 | — |
| 2290 SW 13th St | condo_townhome_rowhome_coop | 4 | 5 | 3,544 | $2,750,000 | — |
| 2220 SW 14th St | townhomes | 4 | 4 | 2,969 | $1,749,000 | — |
10-year hold projection
IRR0.4%
Equity multiple1.07x
Total return (10yr)$248,898
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,735,550 | $48,455 | -$60,896 | $1,333,385 | $402,165 |
| 2 | $1,787,617 | $50,163 | -$59,323 | $1,317,766 | $469,851 |
| 3 | $1,841,245 | $51,928 | -$57,696 | $1,301,074 | $540,171 |
| 4 | $1,896,482 | $53,754 | -$56,012 | $1,283,236 | $613,246 |
| 5 | $1,953,377 | $55,640 | -$54,271 | $1,264,174 | $689,203 |
| 6 | $2,011,978 | $57,590 | -$52,470 | $1,243,802 | $768,176 |
| 7 | $2,072,337 | $59,606 | -$50,607 | $1,222,031 | $850,306 |
| 8 | $2,134,508 | $61,689 | -$48,680 | $1,198,766 | $935,742 |
| 9 | $2,198,543 | $63,842 | -$46,688 | $1,173,902 | $1,024,641 |
| 10 | $2,264,499 | $66,068 | -$44,627 | $1,147,331 | $1,117,168 |
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.