20530 NW 9th Pl
Miami, FL 33169 · single_family · For Sale · 41 days on market
Asking price$875,000
6 beds 5 baths — sqft
Suggested offer$737,500$137,500 above the est. market value of $737,500.
View on Realtor.com →Listed by Louis Sparks · Pines Real Estate & Investment
Typesingle_family
Built2006
Price / sqft—
Est. value (own analysis)$737,500
Rent estimate (own analysis)$25,500/mo
HOA$445/mo
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⚠ Cap rate of 27.1% is above the 20% sanity ceiling — verify the underlying price, rent, and expense data before trusting this. Cash-on-cash return of 76.8% is above the 50% sanity ceiling for a standard buy-and-hold — verify inputs before trusting this.
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Statusfor_sale
Listed date2026-07-23
Removed date—
MLSMiamiMLS #A12046970
Coordinates25.96308, -80.21907
Address20530 NW 9th Pl
CityMiami
StateFL
Zip33169
Listing ID6226822592
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33169)
Typical home value (ZHVI)$471,445
Typical rent (ZORI)$2,193/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 | $875,000 |
| Down payment (20.0%) | $175,000 |
| Loan amount | $700,000 |
| Closing costs (5.0%) | $43,750 |
| Total cash to close | $218,750 |
| Income | |
| Rent (comp-derived) | $25,500$306,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,460$281,520 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,385$16,625 |
| Insurance (placeholder 0.8% of price) | $583$7,000 |
| HOA dues | $445$5,340 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,275$15,300 |
| Total operating expenses | $3,689$44,265 |
| 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) | $1,275$15,300 |
| 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
Widened to city-wide. 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 | 4 | 3,500 | $17,000 | 2026-08-13 | — | |
| single_family | 6 | 5 | 3,462 | $16,500 | 2026-08-07 | — | |
| single_family | 6 | 7 | 5,712 | $65,000 | 2026-07-01 | — | |
| single_family | 6 | 3 | 1,854 | $5,300 | 2026-08-26 | — | |
| single_family | 6 | 5 | 4,432 | $29,500 | 2026-06-17 | — | |
| single_family | 6 | 7 | 3,603 | $26,000 | 2026-05-07 | — | |
| single_family | 6 | 7 | 5,125 | $14,000 | 2026-04-27 | — | |
| single_family | 6 | 8 | 5,568 | $58,500 | 2026-04-15 | — | |
| single_family | 6 | 7 | 5,697 | $25,000 | 2024-03-30 | — | |
| single_family | 6 | 5 | 3,446 | $30,000 | 2023-02-13 | — | |
| single_family | 6 | 5 | 4,200 | $17,000 | 2026-03-31 | — | |
| single_family | 6 | 6 | 5,324 | $30,000 | 2025-10-07 | — |
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 |
|---|---|---|---|---|---|---|
| 20470 NW 12th Ct | single_family | 6 | 4 | 3,379 | $800,000 | 2026-07-27 |
| 20456 NW 8th Ct | single_family | 6 | 4 | 3,379 | $840,000 | 2026-06-26 |
| 18032 NW 8th Ave | single_family | 6 | 4 | 2,107 | $386,800 | 2026-05-27 |
| 956 NW 206th Ter | single_family | 6 | 5 | 3,572 | $720,000 | 2026-03-30 |
| 1470 NW 206th Ter | single_family | 6 | 4 | 3,379 | $801,000 | 2026-02-10 |
| 20521 NW 7th Ct | single_family | 6 | 4 | 3,379 | $755,000 | 2026-02-05 |
| 801 NW 172nd Ter | single_family | 6 | 4 | 1,980 | $650,000 | 2025-12-10 |
| 710 NW 187th Dr | single_family | 6 | 2 | 2,280 | $550,000 | 2025-11-14 |
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 |
|---|---|---|---|---|---|---|
| 15425 N Miami Ave | single_family | 6 | 5 | 3,099 | $1,389,900 | — |
| 759 S Biscayne River Dr | multi_family | 6 | 6 | — | $899,000 | — |
| 20623 NW 11th Ave | single_family | 6 | 4 | 3,572 | $810,000 | — |
| 20551 NW 7th Ct | single_family | 6 | 4 | 3,379 | $750,000 | — |
| 1236 NW 208th St | single_family | 6 | 4 | 2,968 | $888,888 | — |
| 19700 NW 6th Pl | single_family | 6 | 4 | 1,977 | $750,000 | — |
10-year hold projection
IRR81.1%
Equity multiple11.56x
Total return (10yr)$2,425,307
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $901,250 | $237,255 | $167,974 | $692,410 | $208,840 |
| 2 | $928,288 | $244,594 | $174,931 | $684,300 | $243,988 |
| 3 | $956,136 | $252,159 | $182,103 | $675,632 | $280,504 |
| 4 | $984,820 | $259,956 | $189,499 | $666,369 | $318,451 |
| 5 | $1,014,365 | $267,993 | $197,124 | $656,470 | $357,895 |
| 6 | $1,044,796 | $276,277 | $204,986 | $645,891 | $398,905 |
| 7 | $1,076,140 | $284,816 | $213,092 | $634,586 | $441,554 |
| 8 | $1,108,424 | $293,617 | $221,449 | $622,504 | $485,920 |
| 9 | $1,141,677 | $302,689 | $230,066 | $609,593 | $532,084 |
| 10 | $1,175,927 | $312,039 | $238,951 | $595,795 | $580,132 |
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.