9851 SW 85th Ter
Miami, FL 33173 · single_family · For Sale · 50 days on market
Asking price$849,000
4 beds 2 baths 1,300 sqft
Suggested offer$545,129$303,871 above the est. market value of $545,129.
View on Realtor.com →Listed by Alejandro Pis-dudot · Coldwell Banker Realty
Typesingle_family
Built1961
Price / sqft$653
Est. value (own analysis)$545,129
Rent estimate (own analysis)$6,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood4/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-14
Removed date—
MLSMiamiMLS #A12052205
Coordinates25.68983, -80.35350
Address9851 SW 85th Ter
CityMiami
StateFL
Zip33173
Listing ID6151414392
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33173)
Typical home value (ZHVI)$567,889
Typical rent (ZORI)$2,611/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 | $849,000 |
| Down payment (20.0%) | $169,800 |
| Loan amount | $679,200 |
| Closing costs (5.0%) | $42,450 |
| Total cash to close | $212,250 |
| Income | |
| Rent (comp-derived) | $6,500$78,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,980$71,760 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,344$16,131 |
| Insurance (est. scaled by flood & wind risk) | $906$10,867 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $325$3,900 |
| Total operating expenses | $2,575$30,898 |
| 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) | $325$3,900 |
| 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 | 4 | 3 | 3,526 | $6,995 | 2026-08-19 | — | |
| single_family | 4 | 2 | 1,825 | $4,500 | 2026-07-17 | — | |
| single_family | 4 | 3 | 2,405 | $6,200 | 2026-07-12 | — | |
| single_family | 4 | 2 | 2,568 | $5,200 | 2026-06-30 | — | |
| single_family | 4 | 2 | 2,529 | $7,900 | 2026-06-03 | — | |
| single_family | 4 | 3 | 2,284 | $10,900 | 2026-06-01 | — | |
| single_family | 4 | 4 | 2,528 | $7,000 | 2026-05-30 | — | |
| single_family | 4 | 2 | 2,390 | $3,800 | 2026-04-28 | — | |
| single_family | 4 | 2 | 2,247 | $6,500 | 2026-08-22 | — | |
| single_family | 4 | 2 | 2,247 | $6,500 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 6081 SW 109th Ct | single_family | 4 | 2 | 1,566 | $690,000 | 2026-09-01 |
| 8701 SW 87th Ct | single_family | 4 | 2 | 2,064 | $1,041,400 | 2026-08-28 |
| 11178 SW 74th Ter | single_family | 4 | 2 | 1,653 | $655,000 | 2026-07-31 |
| 10020 SW 83rd St | single_family | 4 | 3 | 2,232 | $860,000 | 2026-07-27 |
| 6430 SW 112th Pl | single_family | 4 | 3 | 1,837 | $640,000 | 2026-07-13 |
| 5830 SW 89th Ct | single_family | 4 | 2 | 2,140 | $850,000 | 2026-07-10 |
| 9875 SW 83rd St | single_family | 4 | 2 | 1,539 | $763,000 | 2026-07-07 |
| 9281 SW 80th Ter | single_family | 4 | 2 | 1,651 | $850,000 | 2026-07-02 |
| 6414 SW 114th Pl | single_family | 4 | 3 | 1,865 | $735,000 | 2026-06-30 |
| 11307 SW 74th Ter | single_family | 4 | 2 | 1,536 | $615,000 | 2026-06-16 |
| 11319 SW 73rd Ln | single_family | 4 | 3 | 1,868 | $640,000 | 2026-06-16 |
| 6700 SW 104th Ct | single_family | 4 | 3 | 2,022 | $710,000 | 2026-06-08 |
| 11351 SW 63rd Ter | single_family | 4 | 3 | 1,725 | $633,000 | 2026-06-05 |
| 6462 SW 93rd Pl | single_family | 4 | 3 | 2,581 | $1,312,000 | 2026-05-29 |
| 10305 SW 70th St | single_family | 4 | 3 | 1,879 | $1,175,000 | 2026-05-29 |
| 7120 SW 92nd Ave | single_family | 4 | 2 | 2,266 | $940,000 | 2026-05-28 |
| 6051 SW 110th Ave | single_family | 4 | 3 | 2,061 | $775,000 | 2026-05-27 |
| 8025 SW 91st Ave | single_family | 4 | 3 | 2,203 | $1,325,000 | 2026-05-18 |
| 8001 SW 90th Ave | single_family | 4 | 2 | 1,965 | $1,250,000 | 2026-05-06 |
| 9381 SW 62nd St | single_family | 4 | 3 | 1,546 | $1,000,000 | 2026-05-05 |
| 6423 SW 107th Pl | single_family | 4 | 3 | 2,455 | $840,000 | 2026-05-04 |
| 9331 SW 57th Ter | single_family | 4 | 3 | 1,958 | $810,000 | 2026-04-27 |
| 9701 SW 56th Ter | single_family | 4 | 3 | 2,578 | $1,350,000 | 2026-04-23 |
| 10380 SW 56th Ter | single_family | 4 | 3 | 2,524 | $1,496,625 | 2026-04-22 |
| 11530 SW 83rd Ter | single_family | 4 | 2 | 2,121 | $625,000 | 2026-04-16 |
| 7901 SW 97th Pl | single_family | 4 | 2 | 1,732 | $975,000 | 2026-04-13 |
| 11465 SW 60th St | single_family | 4 | 2 | 1,669 | $715,000 | 2026-04-08 |
| 8424 SW 102nd Pl | single_family | 4 | 2 | 1,933 | $770,000 | 2026-04-06 |
| 6650 SW 94th Ave | single_family | 4 | 4 | 3,991 | $2,400,000 | 2026-04-06 |
| 6140 SW 109th Ave | single_family | 4 | 2 | 1,404 | $740,000 | 2026-03-31 |
| 6322 SW 112th Pl | single_family | 4 | 3 | 1,725 | $680,000 | 2026-03-31 |
| 8820 SW 85th St | single_family | 4 | 2 | 1,728 | $945,000 | 2026-03-30 |
| 5711 SW 92nd Ave | single_family | 4 | 3 | 1,620 | $799,000 | 2026-03-27 |
| 9475 SW 70th St | single_family | 4 | 3 | 2,298 | $1,065,000 | 2026-03-26 |
| 7476 SW 112th Pl | single_family | 4 | 2 | 1,520 | $595,000 | 2026-03-25 |
| 8775 SW 81st St | single_family | 4 | 2 | 2,193 | $900,000 | 2026-03-23 |
| 9210 SW 57th Ter | single_family | 4 | 2 | 1,815 | $632,000 | 2026-03-16 |
| 9601 SW 58th St | single_family | 4 | 2 | 1,687 | $715,000 | 2026-02-02 |
| 8995 SW 83rd St | single_family | 4 | 3 | 2,308 | $1,362,000 | 2026-01-31 |
| 10571 SW 56th Ter | single_family | 4 | 2 | 2,569 | $1,000,000 | 2026-01-28 |
| 11186 SW 75th Ter | single_family | 4 | 2 | 1,520 | $650,000 | 2026-01-28 |
| 10025 SW 83rd St | single_family | 4 | 2 | 1,775 | $820,000 | 2026-01-21 |
| 6101 SW 95th Ct | single_family | 4 | 3 | 2,007 | $767,500 | 2026-01-14 |
| 7480 SW 114th Pl | single_family | 4 | 2 | 1,916 | $585,000 | 2025-12-30 |
| 6525 SW 107th Ave | single_family | 4 | 3 | 1,587 | $640,000 | 2025-12-30 |
| 7820 SW 97th Pl | single_family | 4 | 3 | 1,886 | $825,000 | 2025-12-18 |
| 9765 SW 74th St | single_family | 4 | 2 | 2,079 | $740,000 | 2025-12-15 |
| 10390 SW 62nd St | single_family | 4 | 5 | 4,612 | $3,150,000 | 2025-12-15 |
| 5920 SW 94th Ave | single_family | 4 | 3 | 2,388 | $850,000 | 2025-12-15 |
| 5650 SW 91st Ave | single_family | 4 | 3 | 2,127 | $925,000 | 2025-12-08 |
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 |
|---|---|---|---|---|---|---|
| 10570 SW 56th Ter | single_family | 4 | 3 | 2,254 | $1,750,000 | — |
| 5815 SW 107th Pl | single_family | 4 | 4 | 2,842 | $1,699,500 | — |
| 8210 SW 96th Ct | single_family | 4 | 3 | 1,940 | $748,817 | — |
| 11040 SW 64th St | single_family | 4 | 3 | 1,491 | $799,000 | — |
| 10528 SW 69th Ter | single_family | 4 | 3 | 2,716 | $665,000 | — |
| 11511 SW 83rd Ter | single_family | 4 | 2 | 1,809 | $530,000 | — |
| 9900 SW 62nd St | single_family | 4 | 4 | 2,326 | $2,700,000 | — |
| 8701 SW 87th Ct | single_family | 4 | 2 | 2,064 | $1,150,000 | — |
10-year hold projection
IRR5.7%
Equity multiple1.90x
Total return (10yr)$302,117
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $874,470 | $40,862 | -$15,415 | $671,836 | $202,634 |
| 2 | $900,704 | $42,242 | -$14,132 | $663,966 | $236,738 |
| 3 | $927,725 | $43,668 | -$12,806 | $655,556 | $272,169 |
| 4 | $955,557 | $45,140 | -$11,436 | $646,569 | $308,988 |
| 5 | $984,224 | $46,661 | -$10,021 | $636,964 | $347,260 |
| 6 | $1,013,750 | $48,231 | -$8,558 | $626,699 | $387,051 |
| 7 | $1,044,163 | $49,853 | -$7,047 | $615,730 | $428,433 |
| 8 | $1,075,488 | $51,528 | -$5,485 | $604,007 | $471,480 |
| 9 | $1,107,752 | $53,257 | -$3,871 | $591,480 | $516,273 |
| 10 | $1,140,985 | $55,043 | -$2,204 | $578,092 | $562,893 |
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.