269 NE 104th St
Miami Shores, FL 33138 · single_family · For Sale · 77 days on market
Asking price$1,498,000
3 beds 2 baths 1,749 sqft
Suggested offer$1,197,400$300,600 above the est. market value of $1,197,400.
View on Realtor.com →Listed by Dean Bloch · Douglas Elliman - 5555 Biscayne Blvd
Typesingle_family
Built1925
Price / sqft$856
Est. value (own analysis)$1,197,400
Rent estimate (own analysis)$8,500/mo
HOANone
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Statusfor_sale
Listed date2026-06-17
Removed date—
MLSMiamiMLS #A12037881
Coordinates25.87092, -80.19238
Address269 NE 104th St
CityMiami Shores
StateFL
Zip33138
Listing ID6184540177
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33138)
Typical home value (ZHVI)$806,988
Typical rent (ZORI)$2,367/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 | $1,498,000 |
| Down payment (20.0%) | $299,600 |
| Loan amount | $1,198,400 |
| Closing costs (5.0%) | $74,900 |
| Total cash to close | $374,500 |
| Income | |
| Rent (comp-derived) | $8,500$102,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,820$93,840 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,372$28,462 |
| Insurance (placeholder 0.8% of price) | $999$11,984 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $425$5,100 |
| Total operating expenses | $3,796$45,546 |
| 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) | $425$5,100 |
| 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 | 3 | 2 | 1,600 | $5,295 | 2026-08-17 | — | |
| single_family | 3 | 3 | 1,890 | $9,500 | 2026-08-13 | — | |
| single_family | 3 | 3 | 1,775 | $9,000 | 2026-08-12 | — | |
| single_family | 3 | 2 | 2,257 | $9,000 | 2026-08-11 | — | |
| single_family | 3 | 2 | 1,411 | $5,700 | 2026-07-21 | — | |
| single_family | 3 | 2 | 1,290 | $5,300 | 2026-07-17 | — | |
| single_family | 3 | 4 | 1,913 | $17,000 | 2026-05-21 | — | |
| single_family | 3 | 3 | 1,520 | $6,500 | 2026-04-29 | — | |
| single_family | 3 | 3 | 1,752 | $7,000 | 2026-07-29 | — | |
| single_family | 3 | 3 | 1,518 | $6,900 | 2026-07-09 | — | |
| single_family | 3 | 2 | 1,868 | $9,000 | 2026-03-08 | — | |
| single_family | 3 | 2 | 1,768 | $8,000 | — | — | |
| single_family | 3 | 3 | 1,890 | $9,500 | — | — | |
| single_family | 3 | 3 | 1,516 | $6,500 | 2026-08-19 | — | |
| single_family | 3 | 2 | 1,496 | $3,600 | 2026-08-14 | — | |
| single_family | 3 | 2 | 1,995 | $6,500 | 2026-08-13 | — | |
| single_family | 3 | 2 | 1,430 | $6,500 | 2026-08-26 | — | |
| single_family | 3 | 2 | 2,050 | $8,500 | 2026-07-30 | — | |
| single_family | 3 | 3 | 2,340 | $9,000 | 2026-04-29 | — | |
| single_family | 3 | 3 | 1,848 | $8,999 | 2026-07-15 | — | |
| single_family | 3 | 3 | 2,261 | $9,900 | 2026-06-25 | — | |
| single_family | 3 | 2 | 1,700 | $8,999 | 2026-07-02 | — | |
| single_family | 3 | 2 | 1,665 | $5,950 | 2025-10-07 | — | |
| single_family | 3 | 2 | 1,822 | $8,900 | 2026-05-08 | — | |
| single_family | 3 | 4 | 2,206 | $10,000 | 2025-12-21 | — | |
| single_family | 3 | 2 | 1,405 | $5,575 | 2026-02-27 | — | |
| single_family | 3 | 4 | 1,233 | $9,800 | 2026-03-12 | — | |
| single_family | 3 | 2 | 1,300 | $2,800 | — | — | |
| single_family | 3 | 3 | 1,577 | $8,800 | 2026-06-24 | — | |
| single_family | 3 | 2 | 1,665 | $5,950 | — | — | |
| single_family | 3 | 3 | 2,353 | $11,500 | — | — | |
| single_family | 3 | 2 | 1,700 | $9,000 | — | — | |
| single_family | 3 | 3 | 1,707 | $6,500 | 2026-08-28 | — |
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 |
|---|---|---|---|---|---|---|
| 1001 NE 86th St | single_family | 3 | 3 | 2,216 | $1,640,000 | 2026-09-01 |
| 101 NE 63rd St | single_family | 3 | 1 | 1,128 | $395,000 | 2026-08-31 |
| 870 NE 97th St | single_family | 3 | 3 | 1,479 | $1,015,000 | 2026-08-31 |
| 1450 NE 102nd St | single_family | 3 | 3 | 2,534 | $1,750,000 | 2026-08-31 |
| 790 NE 96th St | single_family | 3 | 4 | 1,419 | $1,250,000 | 2026-08-31 |
| 10570 NE 3rd Ave | single_family | 3 | 3 | 2,400 | $1,520,000 | 2026-08-28 |
| 601 NE 105th St | single_family | 3 | 2 | 2,730 | $950,000 | 2026-08-26 |
| 830 NE 83rd St | single_family | 3 | 2 | 1,494 | $930,000 | 2026-08-25 |
| 475 NE 91st St | single_family | 3 | 2 | 1,920 | $1,230,000 | 2026-08-21 |
| 9805 NE 4th Avenue Rd | single_family | 3 | 2 | 1,217 | $1,025,000 | 2026-08-21 |
| 1140 NE 87th St | single_family | 3 | 3 | 2,123 | $2,400,000 | 2026-08-14 |
| 1031 NE 72nd St | single_family | 3 | 2 | 2,149 | $2,250,000 | 2026-08-13 |
| 1106 NE 86th St | single_family | 3 | 2 | 2,072 | $1,200,000 | 2026-08-11 |
| 360 NE 91st St | single_family | 3 | 3 | 2,042 | $1,900,000 | 2026-08-10 |
| 454 NE 76th St | single_family | 3 | 2 | 970 | $821,000 | 2026-08-10 |
| 619 NE 87th St | single_family | 3 | 2 | 1,489 | $667,000 | 2026-08-07 |
| 1130 NE 104th St | single_family | 3 | 2 | 2,046 | $1,350,000 | 2026-08-05 |
| 453 NE 89th St | single_family | 3 | 2 | 1,690 | $1,350,000 | 2026-08-04 |
| 8250 NE 3rd Ct | single_family | 3 | 3 | 1,647 | $1,035,000 | 2026-08-03 |
| 434 NE 77th St | single_family | 3 | 2 | 1,346 | $965,000 | 2026-08-03 |
| 124 NE 96th St | single_family | 3 | 2 | 4,086 | $2,625,000 | 2026-07-28 |
| 273 NE 98th St | single_family | 3 | 4 | 2,515 | $2,550,000 | 2026-07-24 |
| 880 NE 72nd Ter | single_family | 3 | 3 | 1,716 | $1,475,000 | 2026-07-23 |
| 9105 NE 5th Ave | single_family | 3 | 2 | 1,894 | $2,300,000 | 2026-07-14 |
| 597 NE 93rd St | single_family | 3 | 2 | 2,798 | $2,500,000 | 2026-07-10 |
| 115 NE 88th St | single_family | 3 | 2 | 2,257 | $1,245,000 | 2026-07-10 |
| 9880 NE 9th Ave | single_family | 3 | 3 | 1,574 | $1,075,000 | 2026-07-09 |
| 8910 NE 9th Ct | single_family | 3 | 2 | 1,434 | $1,110,000 | 2026-07-08 |
| 860 NE 73rd St | single_family | 3 | 2 | 1,808 | $1,450,000 | 2026-07-08 |
| 9999 NE 12th Ave | single_family | 3 | 2 | 2,905 | $1,651,000 | 2026-07-07 |
| 485 NE 96th St | single_family | 3 | 3 | 2,866 | $1,640,000 | 2026-07-07 |
| 10643 NE 11th Ave | single_family | 3 | 2 | 1,739 | $1,025,000 | 2026-07-06 |
| 745 NE 88th St | single_family | 3 | 2 | 1,721 | $800,000 | 2026-06-26 |
| 866 NE 99th St | single_family | 3 | 3 | 1,907 | $1,150,000 | 2026-06-26 |
| 7630 NE 8th Ave | single_family | 3 | 3 | 2,164 | $1,860,000 | 2026-06-25 |
| 1210 NE 83rd St | single_family | 3 | 2 | 1,639 | $2,600,000 | 2026-06-24 |
| 735 NE 76th St | single_family | 3 | 2 | 2,256 | $2,550,000 | 2026-06-23 |
| 311 NE 86th St | single_family | 3 | 3 | 1,832 | $1,295,000 | 2026-06-23 |
| 54 NE 103rd St | single_family | 3 | 2 | 1,616 | $930,000 | 2026-06-22 |
| 9417 NE 9th Ave | single_family | 3 | 2 | 1,884 | $1,312,500 | 2026-06-18 |
| 1001 NE 84th St | single_family | 3 | 2 | 1,775 | $1,380,000 | 2026-06-15 |
| 10533 NE 3rd Ct | single_family | 3 | 2 | 1,745 | $1,180,000 | 2026-06-12 |
| 1130 NE 86th St | single_family | 3 | 2 | 1,749 | $850,000 | 2026-06-12 |
| 8347 E Dixie Hwy | single_family | 3 | 2 | 1,542 | $730,000 | 2026-06-11 |
| 7425 Belle Meade Blvd | single_family | 3 | 2 | 2,219 | $6,100,000 | 2026-06-11 |
| 510 NE 71st St | single_family | 3 | 2 | 1,577 | $525,000 | 2026-06-09 |
| 240 NE 97th St | single_family | 3 | 2 | 1,824 | $900,000 | 2026-06-08 |
| 1458 NE 104th St | single_family | 3 | 2 | 1,850 | $1,000,000 | 2026-06-05 |
| 360 NE 87th St | single_family | 3 | 2 | 1,354 | $930,000 | 2026-06-01 |
| 9118 NE 5th Ave | single_family | 3 | 3 | 2,427 | $1,200,000 | 2026-05-27 |
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 Quayside Ter Apt 901 | condos | 3 | 3 | 1,913 | $729,000 | — |
| 725 NE 81st St | single_family | 3 | 2 | 1,732 | $1,400,000 | — |
| 742 NE 82nd Ter | single_family | 3 | 3 | 1,432 | $1,300,000 | — |
| 1000 Quayside Ter Apt 1901 | condos | 3 | 3 | 1,913 | $649,000 | — |
| 8920 NE 9th Ct | single_family | 3 | 3 | 2,016 | $1,555,000 | — |
| 711 NE 72nd Ter | single_family | 3 | 2 | 1,514 | $1,549,000 | — |
| 830 NE 83rd St | single_family | 3 | 2 | 1,494 | $975,000 | — |
| 510 NE 72nd St | single_family | 3 | 2 | 1,725 | $895,000 | — |
10-year hold projection
IRR1.4%
Equity multiple1.22x
Total return (10yr)$277,800
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,542,940 | $48,294 | -$49,221 | $1,185,407 | $357,533 |
| 2 | $1,589,228 | $49,971 | -$47,672 | $1,171,521 | $417,707 |
| 3 | $1,636,905 | $51,703 | -$46,070 | $1,156,682 | $480,223 |
| 4 | $1,686,012 | $53,493 | -$44,414 | $1,140,824 | $545,188 |
| 5 | $1,736,593 | $55,343 | -$42,701 | $1,123,877 | $612,716 |
| 6 | $1,788,690 | $57,255 | -$40,930 | $1,105,766 | $682,924 |
| 7 | $1,842,351 | $59,230 | -$39,099 | $1,086,411 | $755,940 |
| 8 | $1,897,622 | $61,271 | -$37,206 | $1,065,728 | $831,894 |
| 9 | $1,954,550 | $63,380 | -$35,248 | $1,043,624 | $910,927 |
| 10 | $2,013,187 | $65,559 | -$33,225 | $1,020,002 | $993,185 |
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.