5859 NW 13th Ave
Miami, FL 33142 · multi_family · For Sale · 19 days on market
Asking price$750,000
6 beds 4 baths 2,300 sqft
Suggested offer$642,103$107,897 above the est. market value of $642,103.
View on Realtor.com →Listed by OSWALDO L SANCHEZ ROBLENO · Miami New Realty
Typemulti_family
Built2006
Price / sqft$326
Est. value (own analysis)$642,103
Rent estimate (building total, own analysis)$5,773/mo
HOANone
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Statusfor_sale
Listed date2026-08-14
Removed date—
MLSMiamiMLS #A12071457
Coordinates25.82925, -80.21840
Address5859 NW 13th Ave
CityMiami
StateFL
Zip33142
Listing ID6309225692
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33142)
Typical home value (ZHVI)$430,103
Typical rent (ZORI)$2,350/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 | $750,000 |
| Down payment (20.0%) | $150,000 |
| Loan amount | $600,000 |
| Closing costs (5.0%) | $37,500 |
| Total cash to close | $187,500 |
| Income | |
| Rent (estimate) | $5,773$69,276 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,311$63,734 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,188$14,250 |
| Insurance (placeholder 0.8% of price) | $500$6,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $289$3,464 |
| Total operating expenses | $1,976$23,714 |
| 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) | $289$3,464 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 1247 NW 28th St | multi_family | 6 | 4 | 2,316 | $591,000 | 2026-07-31 |
| 2512 NW 13th Ave | multi_family | 6 | 2 | 1,764 | $580,000 | 2026-04-21 |
| 2180 NW 59th St | multi_family | 6 | 2 | 1,988 | $555,000 | 2026-01-26 |
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 |
|---|---|---|---|---|---|---|
| 2180 NW 30th St | multi_family | 6 | 5 | 2,652 | $600,000 | — |
| 1243 NW 29th Ter | multi_family | 6 | 3 | 1,792 | $775,000 | — |
| 1864 NW 28th St | multi_family | 6 | 4 | 3,200 | $1,375,000 | — |
| 4491 NW 23rd Ave | multi_family | 6 | 4 | 2,184 | $755,000 | — |
| 2323 NW 55th Ter | multi_family | 6 | 6 | 2,400 | $795,000 | — |
| 1895 NW 47th Ter | multi_family | 6 | 4 | 2,300 | $795,000 | — |
| 3376 NW 49th St | multi_family | 6 | 3 | 1,926 | $650,000 | — |
| 1810 NW 46th St | multi_family | 6 | 6 | 4,664 | $1,550,000 | — |
10-year hold projection
IRR7.2%
Equity multiple2.13x
Total return (10yr)$310,721
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $772,500 | $40,020 | -$9,713 | $593,495 | $179,005 |
| 2 | $795,675 | $41,339 | -$8,480 | $586,543 | $209,132 |
| 3 | $819,545 | $42,701 | -$7,207 | $579,113 | $240,432 |
| 4 | $844,132 | $44,107 | -$5,893 | $571,174 | $272,958 |
| 5 | $869,456 | $45,557 | -$4,535 | $562,689 | $306,767 |
| 6 | $895,539 | $47,055 | -$3,133 | $553,621 | $341,918 |
| 7 | $922,405 | $48,601 | -$1,685 | $543,931 | $378,474 |
| 8 | $950,078 | $50,196 | -$190 | $533,575 | $416,502 |
| 9 | $978,580 | $51,843 | $1,354 | $522,509 | $456,071 |
| 10 | $1,007,937 | $53,543 | $2,948 | $510,682 | $497,255 |
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.