600 Grapetree Dr Apt 10BN
Key Biscayne, FL 33149 · condos · For Sale · 132 days on market
Asking price$2,900,000
3 beds 3 baths 2,943 sqft
Listed by Nordis Forcade-Martin, Broker, REALTOR®, Probate Specialist, CRS, SRES, CPRES, CLHMS, SRS · Keller Williams Capital Realty
Typecondos
Built1974
Price / sqft$985
Est. value (own analysis)$2,975,164
Rent estimate (own analysis)$16,250/mo
HOA$3,267/mo
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Statusfor_sale
Listed date2026-04-23
Removed date—
MLSMiamiMLS #A12003348
Coordinates25.68470, -80.15662
Address600 Grapetree Dr Apt 10BN
CityKey Biscayne
StateFL
Zip33149
Listing ID6237916868
Sourceus-real-estate-listings, cached 2026-08-31
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 | $2,900,000 |
| Down payment (20.0%) | $580,000 |
| Loan amount | $2,320,000 |
| Closing costs (5.0%) | $145,000 |
| Total cash to close | $725,000 |
| Income | |
| Rent (comp-derived) | $16,250$195,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $14,950$179,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,592$55,100 |
| Insurance (placeholder 0.8% of price) | $1,933$23,200 |
| HOA dues | $3,267$39,204 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $813$9,750 |
| Total operating expenses | $10,605$127,254 |
| 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) | $813$9,750 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 3 | 2,510 | $25,000 | 2026-08-25 | — | |
| apartment | 3 | 3 | 2,470 | $17,000 | 2026-08-18 | — | |
| condos | 3 | 4 | 2,950 | $10,000 | 2026-03-19 | — | |
| condos | 3 | 3 | 2,220 | $12,500 | 2026-05-27 | — | |
| condos | 3 | 3 | 2,470 | $15,000 | 2026-08-13 | — | |
| condos | 3 | 4 | 2,228 | $13,800 | 2026-07-03 | — | |
| condos | 3 | 3 | 2,510 | $16,000 | 2026-05-05 | — | |
| condos | 3 | 5 | 3,480 | $22,000 | 2026-07-06 | — | |
| condos | 3 | 5 | 3,354 | $32,000 | 2026-08-27 | — | |
| condos | 3 | 3 | 3,120 | $22,000 | 2026-08-06 | — | |
| condos | 3 | 3 | 2,523 | $12,500 | 2026-04-23 | — | |
| condos | 3 | 3 | 2,220 | $16,000 | 2026-04-23 | — | |
| condos | 3 | 3 | 2,387 | $12,000 | 2026-07-17 | — | |
| condos | 3 | 2 | 2,000 | $9,000 | 2026-05-01 | — | |
| condos | 3 | 3 | 2,470 | $16,000 | 2026-05-06 | — | |
| condos | 3 | 3 | 2,477 | $15,500 | 2026-02-06 | — | |
| condos | 3 | 3 | 2,073 | $16,671 | 2025-06-03 | — | |
| condos | 3 | 5 | 2,500 | $19,000 | 2026-04-01 | — | |
| condos | 3 | 3 | 1,930 | $19,000 | 2026-04-11 | — | |
| condos | 3 | 5 | 2,500 | $18,000 | 2026-04-13 | — | |
| condos | 3 | 3 | 2,366 | $16,000 | 2026-07-17 | — | |
| condos | 3 | 5 | 2,257 | $29,800 | 2026-01-30 | — | |
| condos | 3 | 3 | 2,281 | $12,500 | 2026-08-27 | — | |
| condos | 3 | 3 | 2,470 | $17,000 | — | — | |
| condos | 3 | 3 | 2,174 | $12,500 | 2026-08-31 | — | |
| condos | 3 | 5 | 2,500 | $20,000 | 2026-08-31 | — | |
| condos | 3 | 3 | 2,510 | $20,000 | 2026-08-31 | — | |
| condos | 3 | 4 | 3,091 | $16,500 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 1111 Crandon Blvd Apt C902 | condos | 3 | 2 | 1,782 | $1,480,000 | 2026-08-20 |
| 765 Crandon Blvd Ph 4 | condos | 3 | 3 | 2,602 | $3,045,000 | 2026-08-13 |
| 781 Crandon Blvd Apt 804 | condos | 3 | 5 | 2,500 | $3,975,000 | 2026-08-12 |
| 605 Ocean Dr Apt 7L | condos | 3 | 3 | 1,772 | $2,525,000 | 2026-07-31 |
| 791 Crandon Blvd Apt 405 | condos | 3 | 5 | 3,084 | $3,950,000 | 2026-07-17 |
| 141 Crandon Blvd Apt 331 | condos | 3 | 2 | 1,790 | $1,330,000 | 2026-07-16 |
| 141 Crandon Blvd Apt 237 | condos | 3 | 2 | 1,600 | $1,200,000 | 2026-07-10 |
| 1121 Crandon Blvd Apt F206 | condos | 3 | 2 | 1,782 | $1,230,000 | 2026-07-09 |
| 350 Ocean Dr Unit 201N | condos | 3 | 5 | 2,357 | $5,150,000 | 2026-06-29 |
| 600 Grapetree Dr Apt 3DS | condos | 3 | 2 | 1,889 | $1,700,000 | 2026-06-15 |
| 101 Crandon Blvd Apt 367 | condos | 3 | 2 | 1,720 | $1,380,000 | 2026-06-11 |
| 727 Crandon Blvd Apt 502 | condos | 3 | 3 | 2,497 | $2,600,000 | 2026-06-05 |
| 1111 Crandon Blvd Apt C205 | condos | 3 | 3 | 2,208 | $1,535,000 | 2026-06-01 |
| 141 Crandon Blvd Apt 446 | condos | 3 | 2 | 1,943 | $1,400,000 | 2026-05-29 |
| 701 Crandon Blvd Apt 302 | condos | 3 | 3 | 1,830 | $1,850,000 | 2026-05-25 |
| 1111 Crandon Blvd Apt B807 | condos | 3 | 2 | 1,782 | $2,500,000 | 2026-05-22 |
| 200 Sunrise Dr Unit 200D | condos | 3 | 3 | 1,550 | $1,400,000 | 2026-05-18 |
| 781 Crandon Blvd Apt 1603 | condos | 3 | 4 | 2,500 | $4,200,000 | 2026-05-15 |
| 781 Crandon Blvd Apt 801 | condos | 3 | 4 | 3,093 | $4,900,000 | 2026-04-28 |
| 430 Grand Bay Dr Apt 902 | condos | 3 | 6 | 3,950 | $5,240,000 | 2026-04-20 |
| 1121 Crandon Blvd Apt F802 | condos | 3 | 3 | 2,402 | $2,750,000 | 2026-04-06 |
| 141 Crandon Blvd Apt 338 | condos | 3 | 2 | 1,720 | $970,000 | 2026-03-24 |
| 50 Ocean Lane Dr Apt 108 | condos | 3 | 2 | 1,360 | $965,000 | 2026-03-20 |
| 703 Crandon Blvd Ph 3 | condos | 3 | 2 | 1,570 | $1,650,000 | 2026-03-17 |
| 177 Ocean Lane Dr Apt 1101 | condos | 3 | 3 | 1,930 | $2,750,000 | 2026-03-10 |
| 161 Crandon Blvd Apt 419 | condos | 3 | 2 | 1,600 | $1,200,000 | 2026-02-27 |
| 161 Crandon Blvd Apt 125 | condos | 3 | 3 | 1,864 | $1,770,000 | 2026-02-17 |
| 765 Crandon Blvd Apt 202 | condos | 3 | 3 | 2,602 | $2,200,000 | 2026-02-06 |
| 785 Crandon Blvd Apt 603 | condos | 3 | 5 | 2,500 | $2,990,000 | 2026-01-30 |
| 711 Crandon Blvd Apt 401 | condos | 3 | 2 | 1,700 | $1,925,000 | 2026-01-17 |
| 785 Crandon Blvd Apt 302 | condos | 3 | 3 | 2,100 | $2,100,000 | 2026-01-15 |
| 101 Ocean Lane Dr Apt 1017 | condos | 3 | 2 | 1,734 | $1,150,000 | 2026-01-10 |
| 650 Ocean Dr Apt 10E | condos | 3 | 2 | 1,518 | $995,000 | 2025-12-29 |
| 789 Crandon Blvd Apt 403 | condos | 3 | 5 | 2,500 | $2,500,000 | 2025-12-18 |
| 201 Crandon Blvd Apt 333 | condos | 3 | 2 | 1,541 | $1,200,000 | 2025-12-15 |
| 240 Galen Dr Apt 308 | condos | 3 | 2 | 1,100 | $680,000 | 2025-12-12 |
| 785 Crandon Blvd Apt 1106 | condos | 3 | 5 | 2,790 | $5,125,000 | 2025-12-10 |
| 791 Crandon Blvd Apt 1506 | condos | 3 | 5 | 3,084 | $4,975,000 | 2025-12-10 |
| 791 Crandon Blvd Apt 1404 | condos | 3 | 3 | 2,510 | $4,500,000 | 2025-12-01 |
| 765 Crandon Blvd Apt 305 | condos | 3 | 3 | 2,602 | $2,150,000 | 2025-11-06 |
| 199 Ocean Lane Dr Apt 1005 | condos | 3 | 4 | 2,155 | $2,250,000 | 2025-10-22 |
| 765 Crandon Blvd Ph 12 | condos | 3 | 5 | 3,112 | $2,850,000 | 2025-10-22 |
| 765 Crandon Blvd Apt 510 | condos | 3 | 3 | 2,602 | $2,700,000 | 2025-10-14 |
| 799 Crandon Blvd Apt 1208 | condos | 3 | 5 | 3,011 | $4,950,000 | 2025-10-10 |
| 605 Ocean Dr Apt 6M | condos | 3 | 3 | 1,772 | $2,500,000 | 2025-09-19 |
| 445 Grand Bay Dr Apt 601 | condos | 3 | 3 | 2,570 | $2,662,500 | 2025-09-12 |
| 161 Crandon Blvd Apt 325 | condos | 3 | 2 | 1,715 | $1,180,000 | 2025-09-05 |
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 |
|---|---|---|---|---|---|---|
| condos | 3 | 2 | 1,847 | $1,360,000 | — | |
| 550 Ocean Dr Apt 3H | condos | 3 | 2 | — | $720,000 | — |
| 881 Ocean Dr Apt 10A | condos | 3 | 3 | 3,120 | $3,750,000 | — |
| 600 Grapetree Dr Apt 6BS | condos | 3 | 3 | 2,523 | $2,300,000 | — |
| 170 Ocean Lane Dr Apt 305 | condos | 3 | 2 | 1,435 | $1,150,000 | — |
| 240 Galen Dr Apt 109 | condos | 3 | 2 | 1,100 | $740,000 | — |
| 181 Crandon Blvd Apt 308 | condos | 3 | 2 | 1,720 | $1,150,000 | — |
| 738 Fernwood Rd | single_family | 3 | 2 | 1,312 | $2,875,000 | — |
10-year hold projection
IRR-2.5%
Equity multiple0.58x
Total return (10yr)$75,360
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,987,000 | $52,146 | -$136,511 | $2,294,846 | $692,154 |
| 2 | $3,076,610 | $54,347 | -$134,554 | $2,267,965 | $808,645 |
| 3 | $3,168,908 | $56,629 | -$132,522 | $2,239,238 | $929,671 |
| 4 | $3,263,976 | $58,997 | -$130,410 | $2,208,538 | $1,055,438 |
| 5 | $3,361,895 | $61,452 | -$128,218 | $2,175,730 | $1,186,165 |
| 6 | $3,462,752 | $63,998 | -$125,941 | $2,140,668 | $1,322,083 |
| 7 | $3,566,634 | $66,637 | -$123,577 | $2,103,200 | $1,463,435 |
| 8 | $3,673,633 | $69,374 | -$121,123 | $2,063,158 | $1,610,475 |
| 9 | $3,783,842 | $72,212 | -$118,575 | $2,020,366 | $1,763,476 |
| 10 | $3,897,358 | $75,154 | -$115,930 | $1,974,636 | $1,922,721 |
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.