136 NW 164th St
Miami, FL 33169 · townhomes · Pending — under contract · 63 days on market
Asking price$549,900
3 beds 2 baths — sqft
Suggested offer$450,000$99,900 above the est. market value of $450,000.
View on Realtor.com →Listed by Alicia Ale · Cosmopolis Real Estate, Llc
Typetownhomes
Built2027
Price / sqft—
Est. value (own analysis)$450,000
Rent estimate (own analysis)$3,500/mo
HOA$10/mo
Wind10/10Extreme$Heat10/10ExtremeFlood4/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-01
Removed date—
MLSMiamiMLS #A12045234
Coordinates25.92499, -80.20286
Address136 NW 164th St
CityMiami
StateFL
Zip33169
Listing ID6230961769
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 | $549,900 |
| Down payment (20.0%) | $109,980 |
| Loan amount | $439,920 |
| Closing costs (5.0%) | $27,495 |
| Total cash to close | $137,475 |
| Income | |
| Rent (comp-derived) | $3,500$42,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,220$38,640 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $871$10,448 |
| Insurance (est. scaled by flood & wind risk) | $587$7,039 |
| HOA dues | $10$120 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $175$2,100 |
| Total operating expenses | $1,642$19,707 |
| 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) | $175$2,100 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 3 | 3 | 30,272 | $3,400 | 2026-08-28 | — | |
| townhomes | 3 | 3 | 1,595 | $4,200 | 2026-08-11 | — | |
| townhomes | 3 | 3 | 1,250 | $3,400 | 2026-08-09 | — | |
| townhomes | 3 | 2 | 1,419 | $3,800 | 2026-07-22 | — | |
| townhomes | 3 | 3 | 1,983 | $4,500 | 2026-05-28 | — | |
| townhomes | 3 | 2 | 1,367 | $2,683 | 2026-08-28 | — | |
| townhomes | 3 | 2 | 1,530 | $2,700 | 2026-04-17 | — | |
| townhomes | 3 | 2 | 1,344 | $3,500 | 2026-03-06 | — | |
| townhomes | 3 | 3 | 1,419 | $4,000 | 2026-07-30 | — |
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 |
|---|---|---|---|---|---|---|
| 21209 NW 14th Pl Unit 7-20 | townhomes | 3 | 3 | 1,419 | $330,000 | 2026-08-14 |
| 1363 NW 208th Ter | townhomes | 3 | 3 | 1,524 | $454,000 | 2026-08-13 |
| 411 NW 204th St | townhomes | 3 | 3 | 1,344 | $450,000 | 2026-06-30 |
| 20868 NW 9th Path | townhomes | 3 | 3 | 1,524 | $465,000 | 2026-06-17 |
| 21007 NW 14th Pl Apt 751 | townhomes | 3 | 3 | 1,744 | $390,000 | 2026-06-05 |
| 493 NW 204th St | townhomes | 3 | 3 | 1,595 | $520,000 | 2026-06-01 |
| 659 NW 204th St | townhomes | 3 | 3 | 1,344 | $480,000 | 2026-05-18 |
| 21105 NW 14th Pl Apt 238 | townhomes | 3 | 3 | 1,716 | $366,000 | 2026-05-14 |
| 21416 NW 13th Pl | townhomes | 3 | 2 | 1,589 | $450,000 | 2026-04-08 |
| 504 NW 179th St | townhomes | 3 | 2 | 1,327 | $270,000 | 2026-02-17 |
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 |
|---|---|---|---|---|---|---|
| 488 NW 165th St Rd Apt B512 | condos | 3 | 2 | 1,175 | $185,000 | — |
| 19615 NW 14th Ave | single_family | 3 | 2 | 1,479 | $639,000 | — |
| 400 NW 184th Ter Unit 400 | single_family | 3 | 2 | 1,291 | $470,000 | — |
| 140 NW 164th St | townhomes | 3 | 2 | — | $549,900 | — |
| 142 NW 164th St | townhomes | 3 | 2 | — | $549,900 | — |
| 138 NW 164th St | townhomes | 3 | 2 | — | $549,900 | — |
| 19720 NW 12th Ct | single_family | 3 | 2 | 2,167 | $599,000 | — |
| 20478 NW 4th Ct | townhomes | 3 | 3 | 1,595 | $550,000 | — |
10-year hold projection
IRR1.9%
Equity multiple1.31x
Total return (10yr)$114,017
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $566,397 | $18,933 | -$17,091 | $435,150 | $131,247 |
| 2 | $583,389 | $19,600 | -$16,477 | $430,053 | $153,336 |
| 3 | $600,891 | $20,289 | -$15,842 | $424,606 | $176,285 |
| 4 | $618,917 | $21,001 | -$15,185 | $418,785 | $200,133 |
| 5 | $637,485 | $21,737 | -$14,505 | $412,564 | $224,921 |
| 6 | $656,609 | $22,498 | -$13,803 | $405,915 | $250,694 |
| 7 | $676,308 | $23,284 | -$13,076 | $398,811 | $277,497 |
| 8 | $696,597 | $24,097 | -$12,324 | $391,218 | $305,379 |
| 9 | $717,495 | $24,937 | -$11,546 | $383,104 | $334,391 |
| 10 | $739,020 | $25,805 | -$10,742 | $374,432 | $364,587 |
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.