2025 Arch Creek Dr
North Miami, FL 33181 · single_family · For Sale · 153 days on market
Asking price$2,550,000
3 beds 2 baths 2,121 sqft
Suggested offer$1,868,749$681,251 above the est. market value of $1,868,749.
View on Realtor.com →Listed by Ana Marmol · Real Broker LLC
Typesingle_family
Built1959
Price / sqft$1202
Est. value (own analysis)$1,868,749
Rent estimate (own analysis)$4,800/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-04-02
Removed date—
MLSMiamiMLS #A11993816
Coordinates25.89898, -80.15736
Address2025 Arch Creek Dr
CityNorth Miami
StateFL
Zip33181
Listing ID6237133794
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 | $2,550,000 |
| Down payment (20.0%) | $510,000 |
| Loan amount | $2,040,000 |
| Closing costs (5.0%) | $127,500 |
| Total cash to close | $637,500 |
| Income | |
| Rent (comp-derived) | $4,800$57,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,416$52,992 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,038$48,450 |
| Insurance (est. scaled by flood & wind risk) | $3,315$39,780 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $240$2,880 |
| Total operating expenses | $7,593$91,110 |
| 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) | $240$2,880 |
| 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 | 2,332 | $2,950 | 2026-06-29 | — | |
| single_family | 3 | 2 | 2,332 | $3,000 | 2026-06-29 | — | |
| single_family | 3 | 2 | 2,650 | $9,000 | 2026-07-05 | — | |
| single_family | 3 | 3 | 2,702 | $10,750 | 2026-06-22 | — | |
| single_family | 3 | 2 | 1,743 | $4,800 | — | — |
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 |
|---|---|---|---|---|---|---|
| 13200 Ortega Ln | single_family | 3 | 3 | 2,760 | $2,375,000 | 2026-08-14 |
| 2065 Keystone Blvd | single_family | 3 | 2 | 2,053 | $2,020,000 | 2026-07-20 |
| 2130 NE 122nd Rd | single_family | 3 | 4 | 2,295 | $2,400,000 | 2026-07-17 |
| 2075 S Hibiscus Dr | single_family | 3 | 3 | 1,641 | $1,350,000 | 2026-06-30 |
| 2010 Alamanda Dr | single_family | 3 | 2 | 1,586 | $1,430,000 | 2026-06-26 |
| 1905 NE 124th St | single_family | 3 | 2 | 2,094 | $1,125,000 | 2026-06-05 |
| 11660 Canal Dr | single_family | 3 | 2 | 1,929 | $1,240,000 | 2026-06-01 |
| 11525 NE 22nd Dr | single_family | 3 | 3 | 3,525 | $2,275,000 | 2026-05-29 |
| 2060 Keystone Blvd | single_family | 3 | 2 | 1,924 | $1,085,000 | 2026-05-28 |
| 12943 Ixora Cir | single_family | 3 | 2 | 3,155 | $3,300,000 | 2026-05-26 |
| 1995 Ixora Rd | single_family | 3 | 2 | 1,871 | $2,100,000 | 2026-05-13 |
| 14000 NE 16th Ct | single_family | 3 | 2 | 1,400 | $570,000 | 2026-05-11 |
| 2104 NE 124th St | single_family | 3 | 2 | 1,558 | $2,300,000 | 2026-04-09 |
| 1745 NE 137th Ter | single_family | 3 | 2 | 2,100 | $775,000 | 2026-04-03 |
| 11505 N Bayshore Dr | single_family | 3 | 3 | 2,296 | $1,300,000 | 2026-03-26 |
| 2108 NE 124th St | single_family | 3 | 2 | 2,264 | $2,275,000 | 2026-03-25 |
| 12540 Palm Rd | single_family | 3 | 2 | 1,822 | $1,150,000 | 2026-03-04 |
| 12430 Keystone Island Dr | single_family | 3 | 3 | 2,048 | $1,500,000 | 2026-02-25 |
| 13205 Coronado Dr | single_family | 3 | 2 | 1,980 | $2,300,000 | 2026-01-29 |
| 12910 Auralia Rd | single_family | 3 | 2 | 2,569 | $3,000,000 | 2025-12-16 |
| 12488 N Bayshore Dr | single_family | 3 | 2 | 2,179 | $2,000,000 | 2025-12-12 |
| 12905 Cherry Rd | single_family | 3 | 3 | 2,674 | $3,150,000 | 2025-12-04 |
| 14500 NE 18th Ave | single_family | 3 | 1 | 1,048 | $690,000 | 2025-10-30 |
| 13105 Coronado Dr | single_family | 3 | 2 | 2,412 | $2,300,000 | 2025-10-29 |
| 12902 Ixora Rd | single_family | 3 | 2 | 1,425 | $1,300,000 | 2025-10-23 |
| 12942 Ixora Rd | single_family | 3 | 2 | 1,620 | $940,000 | 2025-10-02 |
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 |
|---|---|---|---|---|---|---|
| 2411 Laguna Cir Unit 306 | condos | 3 | 3 | 1,569 | $1,798,000 | — |
| 1800 NE 114th St Apt 508 | condos | 3 | 3 | 1,950 | $290,000 | — |
| 2411 Laguna Cir Unit 701 | condos | 3 | 4 | 2,131 | $2,572,100 | — |
| 11111 Biscayne 2-4c or 427 Blvd Unit Tower | condos | 3 | 3 | 1,674 | $405,000 | — |
| 11113 Biscayne Blvd Unit 558 | condos | 3 | 3 | 2,749 | $899,000 | — |
| 1800 NE 114th St Apt 909 | condos | 3 | 3 | 2,320 | $450,000 | — |
| 1800 NE 114th St Apt 401 | condos | 3 | 3 | 1,950 | $320,000 | — |
| 13501 NE 23rd Ct | townhomes | 3 | 2 | 1,640 | $330,000 | — |
10-year hold projection
IRR-10.7%
Equity multiple-0.84x
Total return (10yr)-$837,993
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,626,500 | -$38,118 | -$198,313 | $2,017,882 | $608,618 |
| 2 | $2,705,295 | -$38,806 | -$199,073 | $1,994,245 | $711,050 |
| 3 | $2,786,454 | -$39,503 | -$199,844 | $1,968,985 | $817,469 |
| 4 | $2,870,047 | -$40,210 | -$200,626 | $1,941,990 | $928,058 |
| 5 | $2,956,149 | -$40,925 | -$201,419 | $1,913,141 | $1,043,008 |
| 6 | $3,044,833 | -$41,650 | -$202,224 | $1,882,312 | $1,162,522 |
| 7 | $3,136,178 | -$42,384 | -$203,039 | $1,849,365 | $1,286,814 |
| 8 | $3,230,264 | -$43,128 | -$203,866 | $1,814,155 | $1,416,108 |
| 9 | $3,327,172 | -$43,880 | -$204,704 | $1,776,528 | $1,550,643 |
| 10 | $3,426,987 | -$44,641 | -$205,553 | $1,736,317 | $1,690,669 |
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.