7849 SW 106th Cir Unit 7849
Miami, FL 33173 · townhomes · Pending — under contract · 35 days on market
Asking price$580,000
3 beds 3 baths 1,788 sqft
Listed by Frank Rodriguez · Miami Metro Realty, Llc
Typetownhomes
Built1979
Price / sqft$324
Est. value (own analysis)$607,062
Rent estimate (own analysis)$3,000/mo
HOA$242/mo
Wind10/10Extreme$Heat9/10ExtremeFlood5/10major$Air2/10MinorWildfire2/10Minor
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Statusfor_sale
Listed date2026-07-30
Removed date—
MLSMiamiMLS #A12062187
Coordinates25.69592, -80.36500
Address7849 SW 106th Cir Unit 7849
CityMiami
StateFL
Zip33173
Listing ID6179028455
Sourceus-real-estate-listings, cached 2026-08-28
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 | $580,000 |
| Down payment (20.0%) | $116,000 |
| Loan amount | $464,000 |
| Closing costs (5.0%) | $29,000 |
| Total cash to close | $145,000 |
| Income | |
| Rent (comp-derived) | $3,000$36,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,760$33,120 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $918$11,020 |
| Insurance (est. scaled by flood & wind risk) | $677$8,120 |
| HOA dues | $242$2,904 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $150$1,800 |
| Total operating expenses | $1,987$23,844 |
| 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) | $150$1,800 |
| 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 | 3 | 2 | 1,378 | $3,000 | 2026-07-25 | — | |
| townhomes | 3 | 2 | 1,550 | $3,000 | 2026-07-24 | — | |
| townhomes | 3 | 2 | 1,482 | $3,000 | 2026-07-15 | — | |
| townhomes | 3 | 2 | 1,365 | $2,900 | 2026-06-19 | — | |
| townhomes | 3 | 2 | 1,378 | $2,950 | 2026-06-17 | — | |
| townhomes | 3 | 4 | 1,780 | $3,850 | 2026-06-06 | — | |
| townhomes | 3 | 2 | 1,359 | $3,400 | 2026-06-04 | — | |
| townhomes | 3 | 2 | 1,378 | $3,200 | 2026-06-04 | — | |
| townhomes | 3 | 3 | 1,924 | $3,500 | 2026-08-03 | — | |
| townhomes | 3 | 2 | 1,340 | $3,150 | 2026-07-28 | — | |
| townhomes | 3 | 3 | 1,378 | $3,000 | 2026-04-25 | — | |
| townhomes | 3 | 3 | 1,330 | $2,850 | 2026-08-28 | — | |
| townhomes | 3 | 2 | 1,492 | $3,600 | 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 |
|---|---|---|---|---|---|---|
| 7849 SW 106th Cir Unit 7849 | townhomes | 3 | 3 | 1,788 | $555,000 | 2026-08-31 |
| 6603 SW 112th Pl | townhomes | 3 | 2 | 1,378 | $490,000 | 2026-08-20 |
| 6931 SW 111th Ct | townhomes | 3 | 2 | 1,378 | $485,000 | 2026-08-07 |
| 11396 SW 65th St | townhomes | 3 | 2 | 1,482 | $485,000 | 2026-08-03 |
| 8555 SW 114th Ct | townhomes | 3 | 3 | 1,825 | $674,900 | 2026-07-31 |
| 7825 SW 103rd Pl | townhomes | 3 | 2 | 1,966 | $570,000 | 2026-07-28 |
| 5989009414 | townhomes | 3 | 2 | 1,482 | $465,000 | 2026-07-17 |
| 6912 SW 110th Ave | townhomes | 3 | 2 | 1,378 | $490,000 | 2026-07-16 |
| 7655 SW 106th Ave | townhomes | 3 | 2 | 1,788 | $575,300 | 2026-07-08 |
| 7769 SW 102nd Pl | townhomes | 3 | 2 | 1,680 | $650,000 | 2026-07-07 |
| 10964 SW 75th Ter | townhomes | 3 | 3 | 1,336 | $455,000 | 2026-06-01 |
| 6502 SW 114th Ave | townhomes | 3 | 2 | 1,378 | $489,000 | 2026-06-01 |
| 6936 SW 110th Ave | townhomes | 3 | 2 | 1,378 | $442,000 | 2026-05-26 |
| 8216 SW 103rd Ave | townhomes | 3 | 3 | 1,508 | $550,000 | 2026-05-12 |
| 10406 SW 76th St | townhomes | 3 | 2 | 1,716 | $550,000 | 2026-05-06 |
| 11382 SW 87th Ter | townhomes | 3 | 2 | 1,580 | $640,000 | 2026-05-01 |
| 11537 SW 64th St Unit A83 | townhomes | 3 | 3 | 1,575 | $480,000 | 2026-04-22 |
| 10916 SW 70th Ter | townhomes | 3 | 2 | 1,365 | $470,000 | 2026-04-22 |
| 7707 SW 105th Pl | townhomes | 3 | 3 | 1,714 | $535,000 | 2026-04-10 |
| 10915 SW 71st St | townhomes | 3 | 2 | 1,365 | $460,000 | 2026-04-06 |
| 8446 SW 114th Pl | townhomes | 3 | 2 | 1,492 | $590,000 | 2026-03-31 |
| 10960 SW 70th Ter | townhomes | 3 | 2 | 1,482 | $450,000 | 2026-03-27 |
| 7855 SW 106th Ave | townhomes | 3 | 3 | 1,816 | $612,000 | 2026-03-26 |
| 11354 SW 87th Ter Unit 11354 | townhomes | 3 | 2 | 1,492 | $505,000 | 2026-03-25 |
| 7673 SW 103rd Pl | townhomes | 3 | 2 | 1,680 | $525,000 | 2026-03-23 |
| 7661 SW 102nd Pl | townhomes | 3 | 3 | 1,680 | $685,000 | 2026-03-23 |
| 10395 SW 76th St | townhomes | 3 | 2 | 1,848 | $630,000 | 2026-03-20 |
| 8726 SW 114th Pl | townhomes | 3 | 2 | 1,492 | $550,000 | 2026-03-18 |
| 11438 SW 86th Ln | townhomes | 3 | 2 | 1,580 | $474,100 | 2026-03-17 |
| 7625 SW 106th Ave | townhomes | 3 | 3 | 1,788 | $470,000 | 2026-03-13 |
| 6516 SW 112th Ct | townhomes | 3 | 2 | 1,378 | $500,000 | 2026-03-12 |
| 7700 SW 103rd Pl | townhomes | 3 | 3 | 1,680 | $610,000 | 2026-03-10 |
| 10920 SW 71st St | townhomes | 3 | 2 | 1,365 | $420,000 | 2026-02-06 |
| 10921 SW 70th Ter Unit 10921 | townhomes | 3 | 2 | 1,365 | $475,000 | 2026-02-03 |
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 |
|---|---|---|---|---|---|---|
| 5710 SW 89th Ave | single_family | 3 | 2 | 2,111 | $824,900 | — |
| 11507 SW 64th St Apt G | townhomes | 3 | 3 | 1,575 | $395,000 | — |
| 8123 SW 95th Ct | single_family | 3 | 2 | 1,512 | $987,000 | — |
| 10958 SW 72nd Ter | single_family | 3 | 2 | 1,350 | $720,000 | — |
| 7142 SW 103rd Court Cir | single_family | 3 | 2 | 1,472 | $680,000 | — |
| 10821 SW 63rd St | single_family | 3 | 2 | 1,412 | $995,000 | — |
| 7457 SW 112th Pl | single_family | 3 | 2 | 1,652 | $715,000 | — |
| 5715 SW 112th Ct | single_family | 3 | 2 | 1,175 | $599,000 | — |
10-year hold projection
IRR-3.0%
Equity multiple0.50x
Total return (10yr)$3,114
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $597,400 | $9,276 | -$28,305 | $458,969 | $138,431 |
| 2 | $615,322 | $9,674 | -$27,953 | $453,593 | $161,729 |
| 3 | $633,782 | $10,086 | -$27,587 | $447,847 | $185,934 |
| 4 | $652,795 | $10,514 | -$27,206 | $441,707 | $211,088 |
| 5 | $672,379 | $10,958 | -$26,811 | $435,146 | $237,233 |
| 6 | $692,550 | $11,418 | -$26,400 | $428,133 | $264,417 |
| 7 | $713,327 | $11,895 | -$25,974 | $420,640 | $292,687 |
| 8 | $734,727 | $12,390 | -$25,531 | $412,631 | $322,095 |
| 9 | $756,768 | $12,904 | -$25,071 | $404,073 | $352,696 |
| 10 | $779,472 | $13,436 | -$24,593 | $394,927 | $384,545 |
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.