535 N Shore Dr
Miami Beach, FL 33141 · single_family · For Sale · 157 days on market
Asking price$14,999,000
5 beds 7 baths 5,094 sqft
Suggested offer$9,708,296$5,290,704 above the est. market value of $9,708,296.
View on Realtor.com →Listed by Racheli Friedman · GuildStone Group LLC
Typesingle_family
Built2026
Price / sqft$2944
Est. value (own analysis)$9,708,296
Rent estimate (own analysis)$23,000/mo
HOANone
1 / 51
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Statusfor_sale
Listed date2026-03-29
Removed date—
MLSMiamiMLS #A11991150
Coordinates25.86112, -80.13637
Address535 N Shore Dr
CityMiami Beach
StateFL
Zip33141
Listing ID6284347787
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $14,999,000 |
| Down payment (20.0%) | $2,999,800 |
| Loan amount | $11,999,200 |
| Closing costs (5.0%) | $749,950 |
| Total cash to close | $3,749,750 |
| Income | |
| Rent (comp-derived) | $23,000$276,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $21,160$253,920 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $23,748$284,981 |
| Insurance (placeholder 0.8% of price) | $9,999$119,992 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,150$13,800 |
| Total operating expenses | $34,898$418,773 |
| 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) | $1,150$13,800 |
| 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 | 5 | 3 | 3,390 | $24,000 | 2026-08-03 | — | |
| single_family | 5 | 6 | 3,941 | $22,000 | 2026-08-06 | — | |
| single_family | 5 | 6 | 4,703 | $60,000 | 2026-01-16 | — | |
| single_family | 5 | 4 | 3,980 | $17,500 | 2026-04-22 | — | |
| single_family | 5 | 5 | 5,717 | $50,000 | 2025-12-11 | — | |
| single_family | 5 | 4 | 3,980 | $17,500 | — | — |
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 |
|---|---|---|---|---|---|---|
| 7815 Atlantic Way | single_family | 5 | 7 | 5,868 | $22,000,000 | 2026-09-02 |
| 1311 Bay Dr | single_family | 5 | 5 | 2,842 | $2,950,000 | 2026-08-14 |
| 1040 S Shore Dr | single_family | 5 | 5 | 5,647 | $4,400,000 | 2026-08-03 |
| 7724 Hawthorne Ave | single_family | 5 | 5 | 3,000 | $2,375,000 | 2026-07-31 |
| 11 LA Gorce Cir | single_family | 5 | 6 | 5,656 | $10,500,000 | 2026-06-30 |
| 6693 Windsor Ln | single_family | 5 | 4 | 3,695 | $5,950,000 | 2026-06-25 |
| 1351 Stillwater Dr | single_family | 5 | 6 | 3,798 | $7,500,000 | 2026-06-18 |
| 1825 Cleveland Rd | single_family | 5 | 6 | 4,473 | $9,000,000 | 2026-05-11 |
| 6465 Pinetree Drive Cir | single_family | 5 | 5 | 4,432 | $12,200,000 | 2026-04-24 |
| 1750 Bay Dr | single_family | 5 | 4 | 4,428 | $9,450,000 | 2026-04-09 |
| 1165 N Biscayne Point Rd | single_family | 5 | 5 | 4,796 | $11,425,000 | 2026-02-26 |
| 7960 Biscayne Point Cir | single_family | 5 | 7 | 6,408 | $10,800,000 | 2026-01-23 |
| 1844 Daytonia Rd | single_family | 5 | 6 | 5,352 | $10,200,000 | 2026-01-05 |
| 1730 Bay Dr | single_family | 5 | 3 | 4,386 | $8,800,000 | 2025-12-05 |
| 7720 Miami View Dr Miami View Dr | single_family | 5 | 4 | 5,081 | $9,500,000 | 2025-10-12 |
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 |
|---|---|---|---|---|---|---|
| 8221 Crespi Blvd | single_family | 5 | 5 | 3,104 | $1,850,000 | — |
| 1380 71st St | single_family | 5 | 3 | 1,860 | $1,100,000 | — |
| 1131 Stillwater Dr | single_family | 5 | 4 | 3,851 | $5,950,000 | — |
| 6300 Allison Rd | single_family | 5 | 5 | 4,035 | $8,450,000 | — |
| 6491 Allison Rd | single_family | 5 | 5 | 3,985 | $14,500,000 | — |
| 1540 Cleveland Rd | single_family | 5 | 4 | 2,849 | $4,760,000 | — |
| 1398 Bay Dr | single_family | 5 | 6 | 4,115 | $12,000,000 | — |
| 7701 Coquina Dr | single_family | 5 | 6 | 4,410 | $5,450,000 | — |
10-year hold projection
IRR-9.7%
Equity multiple-0.65x
Total return (10yr)-$4,243,933
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $15,448,970 | -$164,853 | -$1,103,974 | $11,869,102 | $3,579,868 |
| 2 | $15,912,439 | -$167,705 | -$1,107,171 | $11,730,070 | $4,182,369 |
| 3 | $16,389,812 | -$170,590 | -$1,110,409 | $11,581,491 | $4,808,322 |
| 4 | $16,881,507 | -$173,507 | -$1,113,690 | $11,422,708 | $5,458,799 |
| 5 | $17,387,952 | -$176,458 | -$1,117,012 | $11,253,022 | $6,134,930 |
| 6 | $17,909,590 | -$179,440 | -$1,120,375 | $11,071,683 | $6,837,907 |
| 7 | $18,446,878 | -$182,455 | -$1,123,779 | $10,877,891 | $7,568,987 |
| 8 | $19,000,284 | -$185,500 | -$1,127,225 | $10,670,792 | $8,329,492 |
| 9 | $19,570,293 | -$188,576 | -$1,130,711 | $10,449,471 | $9,120,822 |
| 10 | $20,157,402 | -$191,682 | -$1,134,237 | $10,212,951 | $9,944,450 |
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.