650 Curtiswood Dr
Key Biscayne, FL 33149 · single_family · For Sale · 76 days on market
Asking price$5,199,000
6 beds 5 baths 3,356 sqft
Listed by Claudine Coto · One Sotheby's International Realty
Typesingle_family
Built1996
Price / sqft$1549
Est. value (own analysis)$5,272,477
Rent estimate (own analysis)$27,000/mo
HOANone
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Statusfor_sale
Listed date2026-06-18
Removed date—
MLSMiamiMLS #A12035700
Coordinates25.68924, -80.17078
Address650 Curtiswood Dr
CityKey Biscayne
StateFL
Zip33149
Listing ID6237320613
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33149)
Typical home value (ZHVI)$1,692,135
Typical rent (ZORI)$7,910/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 | $5,199,000 |
| Down payment (20.0%) | $1,039,800 |
| Loan amount | $4,159,200 |
| Closing costs (5.0%) | $259,950 |
| Total cash to close | $1,299,750 |
| Income | |
| Rent (comp-derived) | $27,000$324,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $24,840$298,080 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $8,232$98,781 |
| Insurance (placeholder 0.8% of price) | $3,466$41,592 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,350$16,200 |
| Total operating expenses | $13,048$156,573 |
| 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) | $1,350$16,200 |
| 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 | 8,202 | $368,050 | 2024-04-14 | — | |
| single_family | 6 | 5 | 3,356 | $21,400 | 2026-02-06 | — | |
| single_family | 6 | 6 | 4,007 | $27,000 | 2026-08-05 | — | |
| single_family | 6 | 9 | 4,757 | $21,500 | 2026-03-02 | — | |
| single_family | 6 | 7 | 6,433 | $75,000 | 2026-05-26 | — |
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 |
|---|---|---|---|---|---|---|
| 762 Fernwood Rd | single_family | 6 | 5 | 3,584 | $5,690,000 | 2026-06-15 |
| 285 Woodcrest Rd | single_family | 6 | 6 | 3,520 | $6,700,000 | 2026-04-22 |
| 635 Curtiswood Dr | single_family | 6 | 6 | 3,888 | $4,950,000 | 2026-04-20 |
| 180 Cape Florida Dr | single_family | 6 | 8 | 8,031 | $21,000,000 | 2026-02-26 |
| 320 Atlantic Rd | single_family | 6 | 7 | 5,275 | $8,200,000 | 2026-02-25 |
| 320 Woodcrest Rd | single_family | 6 | 5 | 3,737 | $5,220,000 | 2025-10-06 |
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 |
|---|---|---|---|---|---|---|
| 960 Mariner Dr | single_family | 6 | 10 | 7,742 | $19,500,000 | — |
| 420 Island Dr | single_family | 6 | 8 | 6,405 | $12,485,000 | — |
| 120 Knollwood Dr | single_family | 6 | 7 | 6,208 | $19,950,000 | — |
| 31 Island Dr | single_family | 6 | 7 | 5,826 | $9,800,000 | — |
| 165 Hampton Ln | single_family | 6 | 9 | 3,842 | $8,250,000 | — |
| 110 Hampton Ln | single_family | 6 | 7 | 3,550 | $6,900,000 | — |
| 238 Buttonwood Dr | single_family | 6 | 7 | 4,190 | $8,500,000 | — |
| 544 Warren Ln | single_family | 6 | 6 | 1,044 | $8,000,000 | — |
10-year hold projection
IRR0.0%
Equity multiple1.00x
Total return (10yr)$681,311
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,354,970 | $141,507 | -$195,431 | $4,114,105 | $1,240,865 |
| 2 | $5,515,619 | $146,535 | -$190,808 | $4,065,913 | $1,449,706 |
| 3 | $5,681,088 | $151,734 | -$186,024 | $4,014,412 | $1,666,675 |
| 4 | $5,851,520 | $157,108 | -$181,075 | $3,959,375 | $1,892,146 |
| 5 | $6,027,066 | $162,664 | -$175,955 | $3,900,557 | $2,126,509 |
| 6 | $6,207,878 | $168,408 | -$170,658 | $3,837,701 | $2,370,177 |
| 7 | $6,394,114 | $174,346 | -$165,178 | $3,770,528 | $2,623,586 |
| 8 | $6,585,938 | $180,485 | -$159,510 | $3,698,743 | $2,887,195 |
| 9 | $6,783,516 | $186,830 | -$153,646 | $3,622,028 | $3,161,488 |
| 10 | $6,987,021 | $193,389 | -$147,581 | $3,540,045 | $3,446,977 |
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.