7811 NE 10th Ct
Miami, FL 33138 · multi_family · For Sale · 148 days on market
Asking price$1,485,000
4 beds 4 baths 3,081 sqft
Suggested offer$1,073,513$411,487 above the est. market value of $1,073,513.
View on Realtor.com →Listed by Abemar Beltran · Abemar Beltran P.A.
Typemulti_family
Built1949
Price / sqft$482
Est. value (own analysis)$1,073,513
Rent estimate (building total, own analysis)$9,520/mo
HOANone
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Statusfor_sale
Listed date2026-04-07
Removed date—
MLSMiamiMLS #A11996260
Coordinates25.84714, -80.17540
Address7811 NE 10th Ct
CityMiami
StateFL
Zip33138
Listing ID6127047020
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 | $1,485,000 |
| Down payment (20.0%) | $297,000 |
| Loan amount | $1,188,000 |
| Closing costs (5.0%) | $74,250 |
| Total cash to close | $371,250 |
| Income | |
| Rent (estimate) | $9,520$114,243 |
| Vacancy loss (8.0%) | |
| Effective gross income | $8,759$105,104 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,351$28,215 |
| Insurance (placeholder 0.8% of price) | $990$11,880 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $476$5,712 |
| Total operating expenses | $3,817$45,807 |
| 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) | $476$5,712 |
| 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 |
|---|---|---|---|---|---|---|---|
| multi_family | 4 | 2 | 1,686 | $3,400 | 2026-08-24 | — |
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 |
|---|---|---|---|---|---|---|
| 747 NE 72nd St | multi_family | 4 | 2 | 1,535 | $1,100,000 | 2026-06-24 |
| 6820 NE 5th Ave | multi_family | 4 | 4 | 2,350 | $965,500 | 2026-06-15 |
| 813 NE 81st St | multi_family | 4 | 2 | 3,123 | $1,150,000 | 2026-04-10 |
| 440 NE 71st St | multi_family | 4 | 2 | 2,016 | $662,500 | 2026-03-02 |
| 7530 NE 3rd Ave | multi_family | 4 | 2 | 1,448 | $430,000 | 2025-12-17 |
| 524 NE 71st St | multi_family | 4 | 2 | 2,150 | $690,000 | 2025-11-18 |
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 |
|---|---|---|---|---|---|---|
| 1085 NE 84th St | single_family | 4 | 3 | 1,925 | $1,299,000 | — |
| 670 NE 87th St | multi_family | 4 | 2 | 1,584 | $850,000 | — |
| 685 NE 81st St | single_family | 4 | 3 | 3,129 | $2,850,000 | — |
| 533-535 NE 67th St | multi_family | 4 | 4 | 1,000 | $1,059,000 | — |
| 776 NE 74th St | single_family | 4 | 4 | 1,834 | $1,950,000 | — |
| 420 NE 62nd St Unit B | condos | 4 | 5 | 2,786 | $1,850,000 | — |
| 420 NE 62nd St Unit A | townhomes | 4 | 5 | 2,786 | $1,850,000 | — |
| 910 NE 81st St | single_family | 4 | 3 | 1,808 | $1,480,000 | — |
10-year hold projection
IRR3.4%
Equity multiple1.55x
Total return (10yr)$399,146
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,529,550 | $59,297 | -$38,028 | $1,175,119 | $354,431 |
| 2 | $1,575,437 | $61,305 | -$36,163 | $1,161,354 | $414,082 |
| 3 | $1,622,700 | $63,379 | -$34,236 | $1,146,644 | $476,056 |
| 4 | $1,671,381 | $65,521 | -$32,244 | $1,130,923 | $540,457 |
| 5 | $1,721,522 | $67,733 | -$30,185 | $1,114,123 | $607,399 |
| 6 | $1,773,168 | $70,018 | -$28,058 | $1,096,169 | $676,998 |
| 7 | $1,826,363 | $72,377 | -$25,860 | $1,076,983 | $749,380 |
| 8 | $1,881,154 | $74,814 | -$23,589 | $1,056,479 | $824,675 |
| 9 | $1,937,588 | $77,331 | -$21,242 | $1,034,566 | $903,022 |
| 10 | $1,995,716 | $79,930 | -$18,817 | $1,011,149 | $984,567 |
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.