120 Knollwood Dr
Key Biscayne, FL 33149 · single_family · For Sale · 125 days on market
Asking price$19,950,000
6 beds 7 baths 6,208 sqft
Suggested offer$9,753,140$10,196,860 above the est. market value of $9,753,140.
View on Realtor.com →Listed by Francoise Teixier · Cervera Real Estate Inc.
Typesingle_family
Built2018
Price / sqft$3214
Est. value (own analysis)$9,753,140
Rent estimate (own analysis)$75,000/mo
HOANone
1 / 46
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Statusfor_sale
Listed date2026-04-30
Removed date—
MLSMiamiMLS #A12009875
Coordinates25.68428, -80.16327
Address120 Knollwood Dr
CityKey Biscayne
StateFL
Zip33149
Listing ID6250997214
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 | $19,950,000 |
| Down payment (20.0%) | $3,990,000 |
| Loan amount | $15,960,000 |
| Closing costs (5.0%) | $997,500 |
| Total cash to close | $4,987,500 |
| Income | |
| Rent (comp-derived) | $75,000$900,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $69,000$828,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $31,588$379,050 |
| Insurance (placeholder 0.8% of price) | $13,300$159,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $3,750$45,000 |
| Total operating expenses | $48,638$583,650 |
| 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) | $3,750$45,000 |
| 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 | 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 | — |
| 650 Curtiswood Dr | single_family | 6 | 5 | 3,356 | $5,199,000 | — |
| 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
IRR-3.9%
Equity multiple0.35x
Total return (10yr)-$621,504
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $20,548,500 | $244,350 | -$1,031,409 | $15,786,958 | $4,761,542 |
| 2 | $21,164,955 | $254,599 | -$1,022,285 | $15,602,033 | $5,562,922 |
| 3 | $21,799,904 | $265,228 | -$1,012,809 | $15,404,409 | $6,395,494 |
| 4 | $22,453,901 | $276,251 | -$1,002,968 | $15,193,215 | $7,260,686 |
| 5 | $23,127,518 | $287,681 | -$992,750 | $14,967,517 | $8,160,001 |
| 6 | $23,821,343 | $299,533 | -$982,140 | $14,726,320 | $9,095,023 |
| 7 | $24,535,984 | $311,820 | -$971,125 | $14,468,560 | $10,067,424 |
| 8 | $25,272,063 | $324,559 | -$959,691 | $14,193,099 | $11,078,964 |
| 9 | $26,030,225 | $337,765 | -$947,822 | $13,898,723 | $12,131,502 |
| 10 | $26,811,132 | $351,453 | -$935,505 | $13,584,131 | $13,227,001 |
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.