181 Crandon Blvd Apt 308
Key Biscayne, FL 33149 · condos · Pending — under contract · 63 days on market
Asking price$1,150,000
3 beds 2 baths 1,720 sqft
Listed by Claudio Nieto · Gimeza A Real Estate Corp.
Typecondos
Built1981
Price / sqft$669
Est. value (own analysis)$1,738,798
Rent estimate (own analysis)$11,000/mo
HOA$2,254/mo
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Statusfor_sale
Listed date2026-07-01
Removed date—
MLSMiamiMLS #A11959729
Coordinates25.69774, -80.16073
Address181 Crandon Blvd Apt 308
CityKey Biscayne
StateFL
Zip33149
Listing ID6180788178
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33149)
Typical home value (ZHVI)$1,692,135
Typical rent (ZORI)$7,910/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 | $1,150,000 |
| Down payment (20.0%) | $230,000 |
| Loan amount | $920,000 |
| Closing costs (5.0%) | $57,500 |
| Total cash to close | $287,500 |
| Income | |
| Rent (comp-derived) | $11,000$132,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $10,120$121,440 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,821$21,850 |
| Insurance (placeholder 0.8% of price) | $767$9,200 |
| HOA dues | $2,254$27,048 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $550$6,600 |
| Total operating expenses | $5,392$64,698 |
| 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) | $550$6,600 |
| 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 | 3 | 3 | 1,880 | $15,500 | — | — | |
| condos | 3 | 2 | 1,470 | $6,950 | 2026-08-03 | — | |
| condos | 3 | 2 | 1,734 | $7,500 | 2026-08-11 | — | |
| condos | 3 | 2 | 1,782 | $11,800 | 2026-08-26 | — | |
| condos | 3 | 3 | 1,720 | $7,500 | 2026-07-24 | — | |
| condos | 3 | 3 | 1,772 | $11,000 | 2026-08-24 | — | |
| condos | 3 | 2 | 1,360 | $5,300 | 2026-08-21 | — | |
| condos | 3 | 2 | 1,734 | $6,995 | 2026-08-28 | — | |
| condos | 3 | 3 | 1,730 | $10,800 | 2026-05-14 | — | |
| condos | 3 | 2 | 1,700 | $6,000 | 2026-06-17 | — | |
| condos | 3 | 2 | 1,875 | $7,900 | 2025-03-20 | — | |
| condos | 3 | 2 | 1,875 | $10,500 | 2026-08-16 | — | |
| condos | 3 | 3 | 2,220 | $12,500 | 2026-05-27 | — | |
| condos | 3 | 4 | 2,228 | $13,800 | 2026-07-03 | — | |
| apartment | 3 | 3 | 1,730 | $8,500 | 2026-08-26 | — | |
| condos | 3 | 2 | 1,875 | $7,900 | 2026-01-30 | — | |
| condos | 3 | 2 | 1,782 | $12,000 | 2025-10-30 | — | |
| condos | 3 | 2 | 1,782 | $15,000 | 2024-05-28 | — | |
| condos | 3 | 2 | 1,782 | $9,600 | 2026-07-28 | — | |
| apartment | 3 | 2 | 1,546 | $8,000 | 2026-08-19 | — | |
| condos | 3 | 3 | 2,220 | $16,000 | 2026-04-23 | — | |
| condos | 3 | 2 | 2,000 | $9,000 | 2026-05-01 | — | |
| condos | 3 | 3 | 1,772 | $18,000 | 2025-07-01 | — | |
| condos | 3 | 3 | 2,073 | $16,671 | 2025-06-03 | — | |
| condos | 3 | 2 | 1,715 | $9,500 | 2026-06-30 | — | |
| condos | 3 | 2 | 1,720 | $7,900 | 2026-08-18 | — | |
| condos | 3 | 3 | 1,930 | $19,000 | 2026-04-11 | — | |
| condos | 3 | 2 | 1,600 | $12,990 | 2025-09-09 | — | |
| condos | 3 | 2 | 1,782 | $13,500 | 2025-12-10 | — | |
| condos | 3 | 2 | 1,600 | $8,000 | 2025-08-17 | — | |
| condos | 3 | 2 | 1,720 | $12,990 | 2025-10-07 | — | |
| condos | 3 | 2 | 1,546 | $12,000 | 2026-05-02 | — | |
| condos | 3 | 5 | 2,257 | $29,800 | 2026-01-30 | — | |
| condos | 3 | 2 | 1,720 | $15,155 | 2023-05-17 | — | |
| condos | 3 | 3 | 2,281 | $12,500 | 2026-08-27 | — | |
| condos | 3 | 2 | 1,546 | $8,000 | — | — | |
| condos | 3 | 2 | 1,875 | $10,500 | — | — | |
| condos | 3 | 2 | 1,782 | $15,000 | — | — | |
| condos | 3 | 3 | 2,174 | $12,500 | 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 |
|---|---|---|---|---|---|---|
| 1111 Crandon Blvd Apt C902 | condos | 3 | 2 | 1,782 | $1,480,000 | 2026-08-20 |
| 765 Crandon Blvd Ph 4 | condos | 3 | 3 | 2,602 | $3,045,000 | 2026-08-13 |
| 781 Crandon Blvd Apt 804 | condos | 3 | 5 | 2,500 | $3,975,000 | 2026-08-12 |
| 605 Ocean Dr Apt 7L | condos | 3 | 3 | 1,772 | $2,525,000 | 2026-07-31 |
| 791 Crandon Blvd Apt 405 | condos | 3 | 5 | 3,084 | $3,950,000 | 2026-07-17 |
| 141 Crandon Blvd Apt 331 | condos | 3 | 2 | 1,790 | $1,330,000 | 2026-07-16 |
| 141 Crandon Blvd Apt 237 | condos | 3 | 2 | 1,600 | $1,200,000 | 2026-07-10 |
| 1121 Crandon Blvd Apt F206 | condos | 3 | 2 | 1,782 | $1,230,000 | 2026-07-09 |
| 350 Ocean Dr Unit 201N | condos | 3 | 5 | 2,357 | $5,150,000 | 2026-06-29 |
| 600 Grapetree Dr Apt 3DS | condos | 3 | 2 | 1,889 | $1,700,000 | 2026-06-15 |
| 101 Crandon Blvd Apt 367 | condos | 3 | 2 | 1,720 | $1,380,000 | 2026-06-11 |
| 727 Crandon Blvd Apt 502 | condos | 3 | 3 | 2,497 | $2,600,000 | 2026-06-05 |
| 1111 Crandon Blvd Apt C205 | condos | 3 | 3 | 2,208 | $1,535,000 | 2026-06-01 |
| 141 Crandon Blvd Apt 446 | condos | 3 | 2 | 1,943 | $1,400,000 | 2026-05-29 |
| 701 Crandon Blvd Apt 302 | condos | 3 | 3 | 1,830 | $1,850,000 | 2026-05-25 |
| 1111 Crandon Blvd Apt B807 | condos | 3 | 2 | 1,782 | $2,500,000 | 2026-05-22 |
| 200 Sunrise Dr Unit 200D | condos | 3 | 3 | 1,550 | $1,400,000 | 2026-05-18 |
| 781 Crandon Blvd Apt 1603 | condos | 3 | 4 | 2,500 | $4,200,000 | 2026-05-15 |
| 781 Crandon Blvd Apt 801 | condos | 3 | 4 | 3,093 | $4,900,000 | 2026-04-28 |
| 430 Grand Bay Dr Apt 902 | condos | 3 | 6 | 3,950 | $5,240,000 | 2026-04-20 |
| 1121 Crandon Blvd Apt F802 | condos | 3 | 3 | 2,402 | $2,750,000 | 2026-04-06 |
| 141 Crandon Blvd Apt 338 | condos | 3 | 2 | 1,720 | $970,000 | 2026-03-24 |
| 50 Ocean Lane Dr Apt 108 | condos | 3 | 2 | 1,360 | $965,000 | 2026-03-20 |
| 703 Crandon Blvd Ph 3 | condos | 3 | 2 | 1,570 | $1,650,000 | 2026-03-17 |
| 177 Ocean Lane Dr Apt 1101 | condos | 3 | 3 | 1,930 | $2,750,000 | 2026-03-10 |
| 161 Crandon Blvd Apt 419 | condos | 3 | 2 | 1,600 | $1,200,000 | 2026-02-27 |
| 161 Crandon Blvd Apt 125 | condos | 3 | 3 | 1,864 | $1,770,000 | 2026-02-17 |
| 765 Crandon Blvd Apt 202 | condos | 3 | 3 | 2,602 | $2,200,000 | 2026-02-06 |
| 785 Crandon Blvd Apt 603 | condos | 3 | 5 | 2,500 | $2,990,000 | 2026-01-30 |
| 711 Crandon Blvd Apt 401 | condos | 3 | 2 | 1,700 | $1,925,000 | 2026-01-17 |
| 785 Crandon Blvd Apt 302 | condos | 3 | 3 | 2,100 | $2,100,000 | 2026-01-15 |
| 101 Ocean Lane Dr Apt 1017 | condos | 3 | 2 | 1,734 | $1,150,000 | 2026-01-10 |
| 650 Ocean Dr Apt 10E | condos | 3 | 2 | 1,518 | $995,000 | 2025-12-29 |
| 789 Crandon Blvd Apt 403 | condos | 3 | 5 | 2,500 | $2,500,000 | 2025-12-18 |
| 201 Crandon Blvd Apt 333 | condos | 3 | 2 | 1,541 | $1,200,000 | 2025-12-15 |
| 240 Galen Dr Apt 308 | condos | 3 | 2 | 1,100 | $680,000 | 2025-12-12 |
| 785 Crandon Blvd Apt 1106 | condos | 3 | 5 | 2,790 | $5,125,000 | 2025-12-10 |
| 791 Crandon Blvd Apt 1506 | condos | 3 | 5 | 3,084 | $4,975,000 | 2025-12-10 |
| 791 Crandon Blvd Apt 1404 | condos | 3 | 3 | 2,510 | $4,500,000 | 2025-12-01 |
| 765 Crandon Blvd Apt 305 | condos | 3 | 3 | 2,602 | $2,150,000 | 2025-11-06 |
| 199 Ocean Lane Dr Apt 1005 | condos | 3 | 4 | 2,155 | $2,250,000 | 2025-10-22 |
| 765 Crandon Blvd Ph 12 | condos | 3 | 5 | 3,112 | $2,850,000 | 2025-10-22 |
| 765 Crandon Blvd Apt 510 | condos | 3 | 3 | 2,602 | $2,700,000 | 2025-10-14 |
| 799 Crandon Blvd Apt 1208 | condos | 3 | 5 | 3,011 | $4,950,000 | 2025-10-10 |
| 605 Ocean Dr Apt 6M | condos | 3 | 3 | 1,772 | $2,500,000 | 2025-09-19 |
| 445 Grand Bay Dr Apt 601 | condos | 3 | 3 | 2,570 | $2,662,500 | 2025-09-12 |
| 161 Crandon Blvd Apt 325 | condos | 3 | 2 | 1,715 | $1,180,000 | 2025-09-05 |
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 |
|---|---|---|---|---|---|---|
| condos | 3 | 2 | 1,847 | $1,360,000 | — | |
| 550 Ocean Dr Apt 3H | condos | 3 | 2 | — | $720,000 | — |
| 881 Ocean Dr Apt 10A | condos | 3 | 3 | 3,120 | $3,750,000 | — |
| 600 Grapetree Dr Apt 6BS | condos | 3 | 3 | 2,523 | $2,300,000 | — |
| 170 Ocean Lane Dr Apt 305 | condos | 3 | 2 | 1,435 | $1,150,000 | — |
| 240 Galen Dr Apt 109 | condos | 3 | 2 | 1,100 | $740,000 | — |
| 738 Fernwood Rd | single_family | 3 | 2 | 1,312 | $2,875,000 | — |
| 575 Crandon Blvd Apt 801 | condos | 3 | 3 | 2,450 | $2,100,000 | — |
10-year hold projection
IRR5.8%
Equity multiple1.93x
Total return (10yr)$416,393
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,184,500 | $56,742 | -$20,804 | $910,025 | $274,475 |
| 2 | $1,220,035 | $58,768 | -$18,943 | $899,365 | $320,670 |
| 3 | $1,256,636 | $60,862 | -$17,018 | $887,973 | $368,663 |
| 4 | $1,294,335 | $63,028 | -$15,025 | $875,799 | $418,536 |
| 5 | $1,333,165 | $65,267 | -$12,964 | $862,789 | $470,376 |
| 6 | $1,373,160 | $67,582 | -$10,831 | $848,885 | $524,275 |
| 7 | $1,414,355 | $69,976 | -$8,624 | $834,027 | $580,328 |
| 8 | $1,456,786 | $72,450 | -$6,341 | $818,148 | $638,637 |
| 9 | $1,500,489 | $75,008 | -$3,979 | $801,179 | $699,310 |
| 10 | $1,545,504 | $77,653 | -$1,536 | $783,045 | $762,459 |
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.