23 Isla Bahia Dr
Fort Lauderdale, FL 33316 · single_family · For Sale · 22 days on market
Asking price$24,900,000
6 beds 9 baths 9,135 sqft
Suggested offer$7,048,611$17,851,389 above the est. market value of $7,048,611.
View on Realtor.com →Listed by Steven Romaniello · COMPASS
Typesingle_family
Built2026
Price / sqft$2726
Est. value (own analysis)$7,048,611
Rent estimate (Zillow ZIP avg)$2,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-11
Removed date—
MLSBeachesMLS #B26062680
Coordinates26.10877, -80.11466
Address23 Isla Bahia Dr
CityFort Lauderdale
StateFL
Zip33316
Listing ID6219346720
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33316)
Median sale price$900,000
Median days on market (sale)121
Active sale listings368
Median rent$2,500/mo
Median days on market (rent)34
Active rental listings281
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33316 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $24,900,000 |
| Down payment (20.0%) | $4,980,000 |
| Loan amount | $19,920,000 |
| Closing costs (5.0%) | $1,245,000 |
| Total cash to close | $6,225,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,500$30,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,300$27,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $39,425$473,100 |
| Insurance (est. scaled by flood & wind risk) | $29,050$348,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $125$1,500 |
| Total operating expenses | $68,600$823,200 |
| 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) | $125$1,500 |
| 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 | 6 | 7 | 4,711 | $32,000 | 2026-04-30 | — | |
| single_family | 6 | 7 | 7,167 | $35,000 | 2026-03-11 | — |
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 |
|---|---|---|---|---|---|---|
| 2520 Laguna Ter | single_family | 6 | 7 | 6,180 | $3,600,000 | 2026-06-26 |
| 1401 S Ocean Dr | single_family | 6 | 4 | 4,536 | $3,500,000 | 2026-05-14 |
| 1524 SE 13th St | single_family | 6 | 7 | — | $3,650,000 | 2026-04-22 |
| 84 Isla Bahia Dr | single_family | 6 | 9 | 11,714 | $34,000,000 | 2026-04-07 |
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 |
|---|---|---|---|---|---|---|
| 2542 Lucille Dr | single_family | 6 | 8 | — | $8,850,000 | — |
| 8 Isla Bahia Dr | single_family | 6 | 9 | 8,690 | $24,500,000 | — |
| 1 Isla Bahia Dr | single_family | 6 | 13 | 14,000 | $35,900,000 | — |
| 2519 Lucille Dr | single_family | 6 | 8 | 6,954 | $14,495,000 | — |
| 1117 SE 9th St | single_family | 6 | 4 | 4,487 | $3,699,000 | — |
| 2560 Del Lago Dr | single_family | 6 | 9 | 8,725 | $29,995,000 | — |
| 1965 SE 21st Ave | single_family | 6 | 7 | 5,565 | $6,950,000 | — |
| 1607 SE 14th St | single_family | 6 | 7 | 5,781 | $8,650,000 | — |
10-year hold projection
IRR-14.8%
Equity multiple-1.57x
Total return (10yr)-$12,755,492
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $25,647,000 | -$795,600 | -$2,333,235 | $19,704,023 | $5,942,977 |
| 2 | $26,416,410 | -$815,352 | -$2,353,025 | $19,473,215 | $6,943,195 |
| 3 | $27,208,902 | -$835,594 | -$2,373,305 | $19,226,556 | $7,982,346 |
| 4 | $28,025,169 | -$856,337 | -$2,394,088 | $18,962,960 | $9,062,209 |
| 5 | $28,865,924 | -$877,595 | -$2,415,386 | $18,681,262 | $10,184,663 |
| 6 | $29,731,902 | -$899,379 | -$2,437,212 | $18,380,219 | $11,351,683 |
| 7 | $30,623,859 | -$921,704 | -$2,459,579 | $18,058,504 | $12,565,355 |
| 8 | $31,542,575 | -$944,582 | -$2,482,500 | $17,714,696 | $13,827,879 |
| 9 | $32,488,852 | -$968,026 | -$2,505,989 | $17,347,279 | $15,141,574 |
| 10 | $33,463,518 | -$992,052 | -$2,530,061 | $16,954,630 | $16,508,888 |
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.