1805 Keystone Blvd
North Miami, FL 33181 · single_family · For Sale · 162 days on market
Asking price$2,750,000
4 beds 2 baths 2,420 sqft
Suggested offer$2,187,728$562,272 above the est. market value of $2,187,728.
View on Realtor.com →Listed by Nathanael Sebban · Miami Waterfront Realty
Typesingle_family
Built1950
Price / sqft$1136
Est. value (own analysis)$2,187,728
Rent estimate (own analysis)$10,500/mo
HOANone
1 / 30
Show every detail
Statusfor_sale
Listed date2026-03-24
Removed date—
MLSMiamiMLS #A11988831
Coordinates25.89259, -80.16118
Address1805 Keystone Blvd
CityNorth Miami
StateFL
Zip33181
Listing ID6167532875
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33181)
Typical home value (ZHVI)$321,152
Typical rent (ZORI)$2,429/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 | $2,750,000 |
| Down payment (20.0%) | $550,000 |
| Loan amount | $2,200,000 |
| Closing costs (5.0%) | $137,500 |
| Total cash to close | $687,500 |
| Income | |
| Rent (comp-derived) | $10,500$126,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $9,660$115,920 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,354$52,250 |
| Insurance (placeholder 0.8% of price) | $1,833$22,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $525$6,300 |
| Total operating expenses | $6,713$80,550 |
| 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) | $525$6,300 |
| 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 | 1,600 | $6,500 | 2026-08-23 | — | |
| single_family | 4 | 3 | 2,145 | $10,500 | 2026-08-10 | — | |
| single_family | 4 | 3 | 2,115 | $13,500 | 2026-07-02 | — | |
| single_family | 4 | 3 | 2,388 | $12,700 | 2026-05-07 | — | |
| single_family | 4 | 3 | 2,192 | $6,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 2030 N Hibiscus Dr | single_family | 4 | 5 | 2,962 | $3,200,000 | 2026-08-10 |
| 1895 Ixora Rd | single_family | 4 | 3 | 2,690 | $2,200,000 | 2026-05-14 |
| 2055 Keystone Blvd | single_family | 4 | 4 | 3,204 | $2,373,900 | 2026-05-12 |
| 12885 N Bayshore Dr | single_family | 4 | 5 | 3,658 | $5,400,000 | 2026-05-12 |
| 12900 N Bayshore Dr | single_family | 4 | 3 | 2,239 | $2,825,000 | 2026-04-30 |
| 1775 NE 147th St | single_family | 4 | 3 | 2,455 | $680,000 | 2026-04-30 |
| 13000 Arch Creek Ter | single_family | 4 | 5 | 2,687 | $2,700,000 | 2026-04-29 |
| 12945 Coronado Ter | single_family | 4 | 3 | 3,757 | $3,500,000 | 2026-04-22 |
| 12545 Palm Rd | single_family | 4 | 4 | 2,552 | $2,600,000 | 2026-03-16 |
| 11407 N Bayshore Dr | single_family | 4 | 3 | 2,705 | $1,800,000 | 2026-02-05 |
| 12855 Maple Rd | single_family | 4 | 4 | 2,750 | $3,140,000 | 2026-01-15 |
| 2180 Alamanda Dr | single_family | 4 | 4 | 2,134 | $1,985,000 | 2025-12-23 |
| 12932 Ixora Rd | single_family | 4 | 3 | 2,258 | $1,600,000 | 2025-12-15 |
| 2140 Hibiscus Cir | single_family | 4 | 3 | 3,823 | $3,300,000 | 2025-12-15 |
| 2010 NE 122nd Rd | single_family | 4 | 2 | 2,856 | $2,250,000 | 2025-11-24 |
| 2085 Ixora Rd | single_family | 4 | 4 | 2,620 | $2,300,000 | 2025-11-05 |
| 12605 Cyprus Rd | single_family | 4 | 5 | 4,078 | $4,700,000 | 2025-11-04 |
| 11675 NE 20th Dr | single_family | 4 | 3 | 2,580 | $2,100,000 | 2025-11-03 |
| 14500 NE 18th Ave | single_family | 4 | 2 | 1,631 | $690,000 | 2025-10-30 |
| 2020 NE 121st Rd | single_family | 4 | 3 | 2,480 | $2,845,000 | 2025-10-10 |
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 |
|---|---|---|---|---|---|---|
| 1765 NE 145th St | single_family | 4 | 3 | 2,066 | $965,000 | — |
| 11113 Biscayne Blvd Ph 8 | condos | 4 | 5 | 4,560 | $1,850,000 | — |
| 2273 Bayview Ln | single_family | 4 | 4 | 2,900 | $3,875,000 | — |
| 11620 NE 20th Dr | single_family | 4 | 4 | 3,349 | $3,100,000 | — |
| 2096 Alamanda Dr | single_family | 4 | 6 | 4,300 | $4,395,000 | — |
| 13741 NE 20th Pl | multi_family | 4 | 2 | 1,678 | $620,000 | — |
| 1845 NE 124th St | single_family | 4 | 5 | 3,216 | $3,600,000 | — |
| 1825 Alamanda Dr | single_family | 4 | 3 | — | $1,850,000 | — |
10-year hold projection
IRR-3.7%
Equity multiple0.38x
Total return (10yr)-$67,385
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,832,500 | $35,370 | -$140,583 | $2,176,147 | $656,353 |
| 2 | $2,917,475 | $36,834 | -$139,277 | $2,150,656 | $766,819 |
| 3 | $3,004,999 | $38,352 | -$137,921 | $2,123,415 | $881,584 |
| 4 | $3,095,149 | $39,925 | -$136,513 | $2,094,303 | $1,000,846 |
| 5 | $3,188,004 | $41,557 | -$135,051 | $2,063,192 | $1,124,812 |
| 6 | $3,283,644 | $43,248 | -$133,533 | $2,029,944 | $1,253,700 |
| 7 | $3,382,153 | $45,001 | -$131,958 | $1,994,413 | $1,387,740 |
| 8 | $3,483,618 | $46,818 | -$130,324 | $1,956,443 | $1,527,175 |
| 9 | $3,588,126 | $48,702 | -$128,628 | $1,915,864 | $1,672,262 |
| 10 | $3,695,770 | $50,653 | -$126,868 | $1,872,500 | $1,823,270 |
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.