655 Buttonwood Ln
Miami, FL 33137 · single_family · For Sale · 82 days on market
Asking price$10,900,000
3 beds 3 baths 2,322 sqft
Suggested offer$2,016,374$8,883,626 above the est. market value of $2,016,374.
View on Realtor.com →Listed by Joel Lusky · The Brokerage South Florida Real Estate, LLC.
Typesingle_family
Built1953
Price / sqft$4694
Est. value (own analysis)$2,016,374
Rent estimate (own analysis)$8,000/mo
HOA$393/mo
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-06-12
Removed date—
MLSMiamiMLS #A12036094
Coordinates25.82101, -80.18249
Address655 Buttonwood Ln
CityMiami
StateFL
Zip33137
Listing ID6246309409
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33137)
Typical home value (ZHVI)$682,165
Typical rent (ZORI)$3,560/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 | $10,900,000 |
| Down payment (20.0%) | $2,180,000 |
| Loan amount | $8,720,000 |
| Closing costs (5.0%) | $545,000 |
| Total cash to close | $2,725,000 |
| Income | |
| Rent (comp-derived) | $8,000$96,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,360$88,320 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $17,258$207,100 |
| Insurance (est. scaled by flood & wind risk) | $12,717$152,600 |
| HOA dues | $393$4,716 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $400$4,800 |
| Total operating expenses | $30,768$369,216 |
| 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) | $400$4,800 |
| 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 | 1 | 1,608 | $7,800 | 2026-08-17 | — | |
| single_family | 3 | 3 | 1,673 | $10,000 | 2026-08-05 | — | |
| single_family | 3 | 2 | 1,530 | $3,800 | 2026-07-08 | — | |
| single_family | 3 | 2 | 2,330 | $7,900 | 2026-06-25 | — | |
| single_family | 3 | 2 | 1,795 | $8,000 | 2026-06-14 | — | |
| single_family | 3 | 3 | 2,497 | $20,000 | 2026-01-21 | — | |
| single_family | 3 | 2 | 1,616 | $8,000 | 2025-09-17 | — | |
| single_family | 3 | 3 | 1,649 | $9,000 | — | — | |
| single_family | 3 | 3 | 2,022 | $8,472 | — | — | |
| single_family | 3 | 4 | 1,646 | $9,000 | — | — | |
| single_family | 3 | 2 | 2,189 | $9,500 | — | — | |
| single_family | 3 | 2 | 2,150 | $3,500 | 2026-08-28 | — | |
| single_family | 3 | 3 | 1,999 | $3,500 | 2026-08-28 | — | |
| single_family | 3 | 2 | 1,779 | $3,500 | 2026-08-28 | — | |
| single_family | 3 | 2 | 1,737 | $8,000 | 2026-09-02 | — |
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 |
|---|---|---|---|---|---|---|
| 621 NE 56th St | single_family | 3 | 3 | 1,983 | $2,050,000 | 2026-07-20 |
| 12 NE 50th St | single_family | 3 | 2 | 1,808 | $1,100,000 | 2026-07-10 |
| 31 NE 46th St | single_family | 3 | 4 | 2,006 | $1,650,000 | 2026-07-06 |
| 615 NE 26th Ter | single_family | 3 | 3 | 2,315 | $43,131,000 | 2026-06-16 |
| 601 NE 26th Ter | single_family | 3 | 2 | 1,456 | $43,131,000 | 2026-06-16 |
| 5720 NE Miami Pl | single_family | 3 | 1 | 938 | $390,000 | 2026-06-12 |
| 5955 NE 5th Ave | single_family | 3 | 1 | 1,911 | $2,000,000 | 2026-06-05 |
| 261 NE 47th St | single_family | 3 | 1 | 1,677 | $1,715,000 | 2026-05-29 |
| 85 NE 46th St | single_family | 3 | 2 | 2,240 | $1,250,000 | 2026-05-28 |
| 70 NE 50th St | single_family | 3 | 2 | 2,140 | $1,275,000 | 2026-05-27 |
| 611 NE 52nd Ter | single_family | 3 | 2 | 2,070 | $1,747,500 | 2026-05-26 |
| 177 NE 47th St | single_family | 3 | 2 | 1,596 | $855,000 | 2026-05-25 |
| 5981 NE 6th Ave | single_family | 3 | 2 | 1,708 | $1,200,000 | 2026-05-19 |
| 5225 NE 5th Ave | single_family | 3 | 3 | 2,219 | $3,176,300 | 2026-05-13 |
| 261 NE 43rd St | single_family | 3 | 2 | 1,231 | $1,100,000 | 2026-04-22 |
| 201 NE 48th St | single_family | 3 | 2 | 1,700 | $1,450,000 | 2026-04-09 |
| 137 NE 46th St | single_family | 3 | 2 | 1,800 | $900,000 | 2026-04-06 |
| 677 NE 60th St | single_family | 3 | 3 | 1,285 | $1,335,000 | 2026-03-30 |
| 5917 NE 5th Ave | single_family | 3 | 1 | 1,666 | $1,300,000 | 2026-03-27 |
| 4250 Bay Point Rd | single_family | 3 | 2 | 1,967 | $3,325,000 | 2026-02-18 |
| 430 NE 52nd Ter | single_family | 3 | 2 | 1,862 | $1,460,000 | 2026-02-02 |
| 135 NE 43rd St | single_family | 3 | 1 | 1,333 | $900,000 | 2025-12-31 |
| 146 NE 47th St | single_family | 3 | 2 | 1,831 | $1,590,000 | 2025-12-12 |
| 600 NE 55th Ter | single_family | 3 | 4 | 2,726 | $2,600,000 | 2025-12-11 |
| 5954 NE 5th Ave | single_family | 3 | 2 | 2,613 | $1,850,000 | 2025-12-09 |
| 431 NE 52nd Ter | single_family | 3 | 2 | 1,939 | $1,840,000 | 2025-12-04 |
| 555 NE 52nd St | single_family | 3 | 2 | 2,065 | $1,920,000 | 2025-11-13 |
| 421 NE 53rd St | single_family | 3 | 2 | 1,420 | $1,310,000 | 2025-11-06 |
| 465 NE 52nd St | single_family | 3 | 2 | 1,555 | $1,657,500 | 2025-11-03 |
| 590 NE 52nd Ter | single_family | 3 | 2 | 1,997 | $2,391,000 | 2025-10-23 |
| 4391 Banyan Ln | single_family | 3 | 3 | 2,526 | $2,250,000 | 2025-10-08 |
| 231 NE 45th St | single_family | 3 | 2 | 1,538 | $1,200,000 | 2025-10-03 |
| 5928 NE 5th Ave | single_family | 3 | 2 | 1,808 | $600,000 | 2025-09-29 |
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 |
|---|---|---|---|---|---|---|
| 456 NE 29th St Unit 901 | condos | 3 | 4 | 2,304 | $2,300,000 | — |
| 2000 N Bayshore Dr Apt 702 | condos | 3 | 2 | 1,332 | $590,000 | — |
| 328 NE 57th St | single_family | 3 | 2 | 1,170 | $899,000 | — |
| 600 NE 27th St Ph 2 | condos | 3 | 5 | 2,572 | $2,550,000 | — |
| 700 NE 26th Ter Unit 2202 | condos | 3 | 4 | 2,141 | $2,740,000 | — |
| 46 NE 43rd St | single_family | 3 | 2 | 972 | $1,350,000 | — |
| 788 NE 23rd St Unit 2102 | condos | 3 | 5 | 2,743 | $2,950,000 | — |
| 601 NE 23rd St Apt 1103 | condos | 3 | 2 | 1,320 | $579,000 | — |
10-year hold projection
IRR-13.3%
Equity multiple-1.30x
Total return (10yr)-$4,855,420
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $11,227,000 | -$280,896 | -$958,141 | $8,625,456 | $2,601,544 |
| 2 | $11,563,810 | -$287,477 | -$964,842 | $8,524,419 | $3,039,391 |
| 3 | $11,910,724 | -$294,209 | -$971,697 | $8,416,444 | $3,494,280 |
| 4 | $12,268,046 | -$301,096 | -$978,710 | $8,301,055 | $3,966,991 |
| 5 | $12,636,087 | -$308,140 | -$985,884 | $8,177,741 | $4,458,346 |
| 6 | $13,015,170 | -$315,347 | -$993,223 | $8,045,959 | $4,969,211 |
| 7 | $13,405,625 | -$322,719 | -$1,000,730 | $7,905,128 | $5,500,497 |
| 8 | $13,807,794 | -$330,259 | -$1,008,410 | $7,754,626 | $6,053,168 |
| 9 | $14,222,028 | -$337,973 | -$1,016,266 | $7,593,788 | $6,628,240 |
| 10 | $14,648,689 | -$345,863 | -$1,024,302 | $7,421,906 | $7,226,783 |
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.