13390 Biscayne Bay Dr
North Miami, FL 33181 · single_family · For Sale · 114 days on market
Asking price$15,490,000
6 beds 10 baths — sqft
Suggested offer$6,000,000$9,490,000 above the est. market value of $6,000,000.
View on Realtor.com →Listed by Dmitry Maccabee · Global Luxury Realty LLC
Typesingle_family
Built2023
Price / sqft—
Est. value (own analysis)$6,000,000
Rent estimate (Zillow ZIP avg)$2,429/mo
HOANone
1 / 22
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Statusfor_sale
Listed date2026-05-11
Removed date—
MLSMiamiMLS #A12016361
Coordinates25.90005, -80.14392
Address13390 Biscayne Bay Dr
CityNorth Miami
StateFL
Zip33181
Listing ID6204612488
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 | $15,490,000 |
| Down payment (20.0%) | $3,098,000 |
| Loan amount | $12,392,000 |
| Closing costs (5.0%) | $774,500 |
| Total cash to close | $3,872,500 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,429$29,153 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,235$26,821 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $24,526$294,310 |
| Insurance (placeholder 0.8% of price) | $10,327$123,920 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $121$1,458 |
| Total operating expenses | $34,974$419,688 |
| 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) | $121$1,458 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 2370 Bayview Ln | single_family | 6 | 7 | 5,625 | $7,530,000 | 2026-07-30 |
| 2310 Bayview Ln | single_family | 6 | 6 | 4,822 | $4,200,000 | 2026-07-27 |
| 13225 Arch Creek Ter | single_family | 6 | 6 | 4,547 | $7,500,000 | 2026-02-06 |
| 2010 NE 120th Rd | single_family | 6 | 7 | 6,180 | $4,500,000 | 2025-11-20 |
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 |
|---|---|---|---|---|---|---|
| 2210 NE 124th St | single_family | 6 | 7 | — | $3,100,000 | — |
| 2050 S Hibiscus Dr | single_family | 6 | 5 | 4,441 | $6,600,000 | — |
| 12685 N Bayshore Dr | single_family | 6 | 8 | 6,146 | $9,250,000 | — |
10-year hold projection
IRR-13.2%
Equity multiple-1.28x
Total return (10yr)-$6,794,916
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $15,954,700 | -$392,867 | -$1,349,937 | $12,257,643 | $3,697,057 |
| 2 | $16,433,341 | -$402,555 | -$1,359,661 | $12,114,060 | $4,319,281 |
| 3 | $16,926,341 | -$412,480 | -$1,369,624 | $11,960,617 | $4,965,725 |
| 4 | $17,434,131 | -$422,650 | -$1,379,832 | $11,796,636 | $5,637,495 |
| 5 | $17,957,155 | -$433,070 | -$1,390,291 | $11,621,395 | $6,335,760 |
| 6 | $18,495,870 | -$443,746 | -$1,401,007 | $11,434,120 | $7,061,750 |
| 7 | $19,050,746 | -$454,684 | -$1,411,986 | $11,233,985 | $7,816,761 |
| 8 | $19,622,269 | -$465,891 | -$1,423,235 | $11,020,106 | $8,602,163 |
| 9 | $20,210,937 | -$477,373 | -$1,434,761 | $10,791,540 | $9,419,397 |
| 10 | $20,817,265 | -$489,138 | -$1,446,570 | $10,547,277 | $10,269,987 |
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.