100 S Pointe Dr Apt 3906
Miami Beach, FL 33139 · condos · Pending — under contract · 32 days on market
Asking price$7,995,000
2 beds 3 baths 2,048 sqft
Suggested offer$1,546,979$6,448,021 above the est. market value of $1,546,979.
View on Realtor.com →Listed by Jonathan Corso · Coldwell Banker Realty
Typecondos
Built2002
Price / sqft$3904
Est. value (own analysis)$1,546,979
Rent estimate (own analysis)$15,000/mo
HOA$2,465/mo
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Show every detail
Statusfor_sale
Listed date2026-08-01
Removed date—
MLSMiamiMLS #A12063132
Coordinates25.76621, -80.13178
Address100 S Pointe Dr Apt 3906
CityMiami Beach
StateFL
Zip33139
Listing ID6161622936
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $7,995,000 |
| Down payment (20.0%) | $1,599,000 |
| Loan amount | $6,396,000 |
| Closing costs (5.0%) | $399,750 |
| Total cash to close | $1,998,750 |
| Income | |
| Rent (comp-derived) | $15,000$180,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $13,800$165,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $12,659$151,905 |
| Insurance (placeholder 0.8% of price) | $5,330$63,960 |
| HOA dues | $2,465$29,580 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $750$9,000 |
| Total operating expenses | $21,204$254,445 |
| 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) | $750$9,000 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 2 | 2 | 1,830 | $9,900 | 2026-07-24 | — | |
| condos | 2 | 3 | 1,440 | $6,500 | 2026-06-18 | — | |
| condos | 2 | 2 | 1,480 | $12,000 | 2023-03-09 | — | |
| condos | 2 | 3 | 1,591 | $11,900 | 2026-05-11 | — | |
| condos | 2 | 3 | 1,401 | $10,500 | 2026-08-15 | — | |
| condos | 2 | 3 | 1,698 | $30,000 | 2026-08-27 | — | |
| condos | 2 | 2 | 1,477 | $10,950 | 2026-01-28 | — | |
| condos | 2 | 2 | 1,377 | $6,500 | 2026-03-12 | — | |
| condos | 2 | 3 | 1,790 | $13,500 | 2026-05-16 | — | |
| condos | 2 | 3 | 1,733 | $9,000 | 2026-08-10 | — | |
| condos | 2 | 3 | 1,516 | $9,200 | 2026-04-06 | — | |
| condos | 2 | 3 | 1,897 | $16,000 | 2026-03-19 | — | |
| condos | 2 | 2 | 1,658 | $9,200 | 2026-05-21 | — | |
| condos | 2 | 3 | 1,588 | $63,000 | 2025-08-11 | — | |
| condos | 2 | 2 | 1,452 | $11,000 | 2026-07-31 | — | |
| condos | 2 | 3 | 1,938 | $35,000 | 2026-06-17 | — | |
| condos | 2 | 2 | 1,500 | $7,000 | 2026-06-01 | — | |
| condos | 2 | 3 | 1,550 | $20,000 | 2025-10-16 | — | |
| condos | 2 | 3 | 1,530 | $7,500 | 2026-04-16 | — | |
| condos | 2 | 3 | 1,815 | $14,000 | 2026-08-03 | — | |
| condos | 2 | 3 | 1,591 | $12,000 | 2026-02-13 | — | |
| condos | 2 | 3 | 1,476 | $8,900 | 2026-08-10 | — | |
| condos | 2 | 3 | 1,456 | $7,500 | 2026-05-25 | — | |
| condos | 2 | 3 | 1,754 | $61,250 | 2026-06-29 | — | |
| apartment | 2 | 2 | 1,372 | $6,200 | 2026-06-26 | — | |
| condos | 2 | 2 | 1,372 | $6,000 | 2026-07-27 | — | |
| condos | 2 | 2 | 1,480 | $13,500 | 2026-04-27 | — | |
| condos | 2 | 3 | 1,733 | $8,500 | 2026-04-21 | — | |
| condos | 2 | 2 | 1,400 | $10,000 | 2026-07-21 | — | |
| condos | 2 | 2 | 1,649 | $10,000 | 2026-07-17 | — | |
| condos | 2 | 2 | 1,360 | $19,000 | 2025-07-11 | — | |
| condos | 2 | 2 | 1,490 | $15,000 | 2026-08-01 | — | |
| condos | 2 | 2 | 1,536 | $11,900 | 2026-08-03 | — | |
| condos | 2 | 3 | 2,145 | $27,000 | 2026-06-24 | — | |
| condos | 2 | 2 | 1,567 | $16,000 | 2026-04-17 | — | |
| condos | 2 | 3 | 1,757 | $22,000 | 2026-03-25 | — | |
| condos | 2 | 2 | 1,536 | $10,000 | 2026-04-13 | — | |
| condos | 2 | 3 | 1,757 | $19,000 | 2026-06-10 | — | |
| condos | 2 | 2 | 1,372 | $6,750 | 2026-08-10 | — | |
| condos | 2 | 2 | 1,600 | $15,000 | 2026-05-14 | — | |
| condos | 2 | 3 | 1,568 | $42,500 | 2021-06-03 | — | |
| condos | 2 | 3 | 1,940 | $25,000 | 2026-05-07 | — | |
| condos | 2 | 2 | 1,499 | $10,000 | 2025-11-11 | — | |
| condos | 2 | 3 | 1,443 | $30,000 | 2026-07-28 | — | |
| condos | 2 | 3 | 1,391 | $27,000 | 2026-04-21 | — | |
| condos | 2 | 3 | 1,560 | $15,000 | 2026-03-20 | — | |
| condos | 2 | 3 | 1,791 | $17,000 | 2026-06-05 | — | |
| condos | 2 | 3 | 1,591 | $16,500 | 2026-07-06 | — | |
| condos | 2 | 2 | 1,480 | $30,000 | 2023-06-15 | — | |
| condos | 2 | 3 | 1,870 | $35,000 | 2026-06-07 | — | |
| condos | 2 | 3 | 1,530 | $9,000 | 2026-03-31 | — | |
| condos | 2 | 3 | 1,490 | $8,500 | 2023-03-08 | — | |
| condos | 2 | 2 | 1,720 | $25,000 | 2025-11-18 | — | |
| condos | 2 | 2 | 1,480 | $22,500 | 2024-12-03 | — | |
| condos | 2 | 2 | 1,480 | $13,000 | 2026-05-29 | — | |
| condos | 2 | 3 | 1,360 | $26,000 | 2025-02-04 | — | |
| condos | 2 | 2 | 1,500 | $10,000 | 2024-12-17 | — | |
| condos | 2 | 3 | 1,870 | $24,000 | 2026-08-10 | — | |
| condos | 2 | 3 | 1,700 | $20,000 | 2026-06-17 | — | |
| condos | 2 | 2 | 1,480 | $10,000 | 2026-01-14 | — | |
| condos | 2 | 3 | 1,600 | $10,000 | 2018-05-07 | — | |
| condos | 2 | 2 | 1,370 | $16,000 | 2025-11-04 | — | |
| condos | 2 | 3 | 1,568 | $45,000 | 2021-10-14 | — | |
| condos | 2 | 3 | 1,568 | $42,500 | 2021-10-14 | — | |
| condos | 2 | 3 | 1,471 | $45,000 | 2024-06-28 | — | |
| condos | 2 | 3 | 1,443 | $18,900 | 2026-07-21 | — | |
| condos | 2 | 3 | 1,764 | $21,500 | 2025-10-19 | — | |
| condos | 2 | 3 | 1,490 | $18,000 | 2021-07-16 | — | |
| condos | 2 | 3 | 1,443 | $20,000 | 2026-04-14 | — | |
| condos | 2 | 3 | 1,740 | $10,000 | 2026-02-22 | — | |
| condos | 2 | 3 | 1,870 | $25,000 | 2026-06-22 | — | |
| condos | 2 | 3 | 1,591 | $16,000 | 2026-06-09 | — | |
| condos | 2 | 2 | 1,452 | $10,000 | 2026-07-17 | — | |
| condos | 2 | 3 | 1,600 | $17,900 | 2026-07-25 | — | |
| apartment | 2 | 2 | 1,437 | $15,099 | 2025-10-27 | — | |
| condos | 2 | 2 | 1,443 | $20,000 | 2026-05-29 | — | |
| condos | 2 | 3 | 1,434 | $17,500 | 2026-08-06 | — | |
| condos | 2 | 3 | 1,434 | $22,500 | 2026-05-18 | — | |
| condos | 2 | 2 | 1,477 | $11,500 | — | — | |
| apartment | 2 | 2 | 1,500 | $11,000 | — | — | |
| condos | 2 | 3 | 1,401 | $10,500 | — | — | |
| condos | 2 | 2 | 1,536 | $11,000 | — | — | |
| condos | 2 | 3 | 1,595 | $18,000 | 2026-08-31 | — | |
| condos | 2 | 3 | 1,750 | $17,500 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 1401 Bay Rd Apt 412 | condos | 2 | 2 | 990 | $490,000 | 2026-08-31 |
| 5 Island Ave Apt 12C | condos | 2 | 2 | 1,305 | $679,000 | 2026-08-27 |
| 101 20th St Unit 3806 | condos | 2 | 2 | 1,316 | $4,300,000 | 2026-08-27 |
| 11 Island Ave Apt 512 | condos | 2 | 3 | 1,733 | $1,251,000 | 2026-08-24 |
| 50 S Pointe Dr Apt 1005 | condos | 2 | 3 | 1,698 | $3,800,000 | 2026-08-19 |
| 10 Venetian Way Apt 904 | condos | 2 | 2 | 1,477 | $1,700,000 | 2026-08-18 |
| 650 West Ave Apt 704 | condos | 2 | 2 | 1,078 | $650,000 | 2026-08-18 |
| 1621 Bay Rd Apt 606 | condos | 2 | 2 | 870 | $490,000 | 2026-08-18 |
| 650 West Ave Apt 2109 | condos | 2 | 2 | 1,078 | $985,000 | 2026-08-17 |
| 9 Island Ave Apt 705 | condos | 2 | 2 | 1,440 | $1,575,000 | 2026-08-17 |
| 300 S Pointe Dr Apt 3402 | condos | 2 | 3 | 1,960 | $2,325,000 | 2026-08-14 |
| 1401 Bay Rd Apt 409 | condos | 2 | 2 | 990 | $590,000 | 2026-08-14 |
| 1775 Washington Ave Apt 11C | condos | 2 | 2 | 1,010 | $555,000 | 2026-08-13 |
| 90 Alton Rd Apt 2912 | condos | 2 | 2 | 1,130 | $1,340,000 | 2026-08-05 |
| 500 Alton Rd Unit 2904 | condos | 2 | 3 | 1,434 | $3,000,000 | 2026-08-04 |
| 1621 Bay Rd Ph 1 | condos | 2 | 2 | 890 | $725,000 | 2026-08-03 |
| 9 Island Ave Apt 810 | condos | 2 | 2 | 1,190 | $712,394 | 2026-07-28 |
| 801 N Venetian Dr Apt 208 | condos | 2 | 3 | 1,440 | $840,000 | 2026-07-27 |
| 1009 Meridian Ave Apt 14 | condos | 2 | 2 | 730 | $525,000 | 2026-07-20 |
| 1115 Meridian Ave Unit Townhouse | condos | 2 | 2 | — | $400,000 | 2026-07-17 |
| 1800 Sunset Harbour Dr Unit 715 | condos | 2 | 2 | 1,140 | $645,000 | 2026-07-17 |
| 1350 Pennsylvania Ave Apt 207 | condos | 2 | 2 | 931 | $365,000 | 2026-07-16 |
| 1150 Collins Ave Apt 402 | condos | 2 | 2 | 888 | $439,000 | 2026-07-15 |
| 400 Alton Rd Apt 1405 | condos | 2 | 2 | 1,400 | $1,600,000 | 2026-07-15 |
| 1623 Collins Ave Apt 318 | condos | 2 | 2 | 1,108 | $875,000 | 2026-07-09 |
| 1100 West Ave Unit 416 | condos | 2 | 2 | 1,088 | $699,000 | 2026-07-09 |
| 9 Island Ave Apt 407 | condos | 2 | 3 | 1,778 | $1,987,499 | 2026-07-08 |
| 90 Alton Rd Apt 303 | condos | 2 | 2 | 1,130 | $830,000 | 2026-07-08 |
| 9 Island Ave Apt 2115 | condos | 2 | 3 | 1,837 | $1,489,600 | 2026-07-07 |
| 2301 Collins Ave Unit 1041/42 | condos | 2 | 2 | 1,260 | $1,850,000 | 2026-07-01 |
| 1330 West Ave Apt 2414 | condos | 2 | 2 | 1,262 | $1,030,000 | 2026-07-01 |
| 400 S Pointe Dr Apt 1910 | condos | 2 | 2 | 1,559 | $2,200,000 | 2026-07-01 |
| 1300 Alton Rd Apt 3C | condos | 2 | 2 | 695 | $380,000 | 2026-06-30 |
| 1450 Meridian Ave Apt 101 | condos | 2 | 2 | 595 | $325,000 | 2026-06-30 |
| 1022 Euclid Ave Apt 15 | condos | 2 | 2 | 740 | $287,000 | 2026-06-30 |
| 2155 Washington Ct Apt 507 | condos | 2 | 2 | 1,234 | $1,175,000 | 2026-06-25 |
| 1127 Euclid Ave Apt 203 | condos | 2 | 1 | 613 | $250,000 | 2026-06-22 |
| 400 S Pointe Dr Apt 1801 | condos | 2 | 2 | 1,165 | $1,475,000 | 2026-06-17 |
| 1401 Bay Rd Apt 405 | condos | 2 | 2 | 990 | $515,000 | 2026-06-16 |
| 500 Alton Rd Unit 1802 | condos | 2 | 3 | 1,357 | $2,100,000 | 2026-06-16 |
| 945 Jefferson Ave Unit 103 | condos | 2 | 3 | 1,026 | $775,000 | 2026-06-15 |
| 1027 Pennsylvania Ave Apt 301 | condos | 2 | 2 | 930 | $288,000 | 2026-06-10 |
| 100 S Pointe Dr Apt 3002 | condos | 2 | 3 | 1,791 | $4,460,000 | 2026-06-09 |
| 1000 West Ave Apt 825 | condos | 2 | 2 | 1,197 | $1,070,000 | 2026-06-05 |
| 1800 Collins Ave Apt 19G | condos | 2 | 2 | 1,230 | $550,000 | 2026-06-05 |
| 1614 Pennsylvania Ave Apt 2I | condos | 2 | 2 | 882 | $410,000 | 2026-05-27 |
| 801 Meridian Ave Ph B | condos | 2 | 2 | 1,320 | $510,000 | 2026-05-27 |
| 102 24th St Ph 1613 | condos | 2 | 3 | 1,569 | $4,050,000 | 2026-05-21 |
| 3 Island Ave Unit 09D | condos | 2 | 2 | 1,287 | $1,150,000 | 2026-05-21 |
| 400 S Pointe Dr Apt 2003 | condos | 2 | 2 | 1,271 | $1,835,000 | 2026-05-20 |
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 |
|---|---|---|---|---|---|---|
| 1000 Venetian Way Apt 408 | condos | 2 | 2 | 1,370 | $1,600,000 | — |
| 1000 Venetian Way Apt 1004 | condos | 2 | 2 | 1,720 | $2,595,000 | — |
| 1228 West Ave Apt 604 | condos | 2 | 2 | 750 | $440,000 | — |
| 1881 Washington Ave Apt 2G | condos | 2 | 1 | 830 | $380,000 | — |
| 1460 Ocean Dr Apt 205 | condos | 2 | 2 | 910 | $425,000 | — |
| 1460 West Ave | single_family | 2 | 2 | 4,952 | $1,791,000 | — |
| 243 Meridian Ave Apt 113 | condos | 2 | 3 | 1,240 | $1,299,000 | — |
| 928 Euclid Ave Apt 6 | condos | 2 | 2 | 1,063 | $360,000 | — |
10-year hold projection
IRR-9.8%
Equity multiple-0.67x
Total return (10yr)-$2,283,601
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $8,234,850 | -$88,845 | -$591,074 | $6,326,653 | $1,908,197 |
| 2 | $8,481,896 | -$90,238 | -$592,692 | $6,252,544 | $2,229,351 |
| 3 | $8,736,352 | -$91,641 | -$594,326 | $6,173,346 | $2,563,006 |
| 4 | $8,998,443 | -$93,054 | -$595,975 | $6,088,709 | $2,909,734 |
| 5 | $9,268,396 | -$94,475 | -$597,639 | $5,998,260 | $3,270,136 |
| 6 | $9,546,448 | -$95,905 | -$599,317 | $5,901,600 | $3,644,848 |
| 7 | $9,832,842 | -$97,343 | -$601,009 | $5,798,303 | $4,034,539 |
| 8 | $10,127,827 | -$98,788 | -$602,715 | $5,687,911 | $4,439,916 |
| 9 | $10,431,662 | -$100,239 | -$604,434 | $5,569,939 | $4,861,723 |
| 10 | $10,744,611 | -$101,697 | -$606,165 | $5,443,866 | $5,300,746 |
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.