16430 NE 30th Ave
North Miami Beach, FL 33160 · single_family · For Sale · 175 days on market
Asking price$6,175,000
5 beds 5 baths 5,027 sqft
Suggested offer$4,329,303$1,845,697 above the est. market value of $4,329,303.
View on Realtor.com →Listed by Jamie Moody · William Raveis RE - Boca Raton
Typesingle_family
Built1992
Price / sqft$1228
Est. value (own analysis)$4,329,303
Rent estimate (own analysis)$44,000/mo
HOANone
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Statusfor_sale
Listed date2026-03-11
Removed date—
MLSBeachesMLS #R11149968
Coordinates25.92874, -80.14162
Address16430 NE 30th Ave
CityNorth Miami Beach
StateFL
Zip33160
Listing ID6321578420
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $6,175,000 |
| Down payment (20.0%) | $1,235,000 |
| Loan amount | $4,940,000 |
| Closing costs (5.0%) | $308,750 |
| Total cash to close | $1,543,750 |
| Income | |
| Rent (comp-derived) | $44,000$528,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $40,480$485,760 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $9,777$117,325 |
| Insurance (placeholder 0.8% of price) | $4,117$49,400 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,200$26,400 |
| Total operating expenses | $16,094$193,125 |
| 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) | $2,200$26,400 |
| 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 | 7 | 3,955 | $38,000 | 2026-08-13 | — | |
| single_family | 5 | 6 | 5,492 | $60,000 | 2025-12-17 | — | |
| single_family | 5 | 6 | 5,036 | $35,000 | 2026-06-04 | — | |
| single_family | 5 | 6 | 4,759 | $50,000 | 2026-05-05 | — |
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 |
|---|---|---|---|---|---|---|
| 262 189th Ter | single_family | 5 | 6 | 4,140 | $5,325,000 | 2026-08-17 |
| 625 Ocean Blvd | single_family | 5 | 4 | 6,734 | $24,000,000 | 2026-08-13 |
| 465 Golden Beach Dr | single_family | 5 | 5 | 3,674 | $4,500,000 | 2026-07-01 |
| 3443 NE 166th St | single_family | 5 | 5 | 3,083 | $2,000,000 | 2026-05-21 |
| 333 Golden Beach Dr | single_family | 5 | 5 | 4,810 | $4,000,000 | 2026-05-19 |
| 3942 194th Ln | single_family | 5 | 5 | 3,339 | $2,450,000 | 2026-04-07 |
| 3914 Island Estates Dr | single_family | 5 | 6 | 6,522 | $10,000,000 | 2026-03-23 |
| 2531 NE 182nd St | single_family | 5 | 5 | 3,302 | $1,740,000 | 2025-12-15 |
| 2531 NE 182 | single_family | 5 | 5 | 4,035 | $1,740,000 | 2025-12-05 |
| 250 190th St | single_family | 5 | 6 | 4,378 | $3,900,000 | 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 |
|---|---|---|---|---|---|---|
| 18825 N Bay Rd | single_family | 5 | 5 | — | $3,500,000 | — |
| 268 S Parkway | single_family | 5 | 4 | 4,019 | $14,800,000 | — |
| 4027 194th Trl | single_family | 5 | 5 | 3,403 | $3,890,000 | — |
| 2950 NE 164th St | single_family | 5 | 6 | 5,796 | $7,450,000 | — |
| 3960 194th Trl | single_family | 5 | 5 | 3,291 | $2,950,000 | — |
| 16414 NE 33rd Ave | single_family | 5 | 6 | 2,053 | $3,699,000 | — |
| 16470 NE 30th Ave | single_family | 5 | 8 | 5,347 | $14,500,000 | — |
| 300 Sunny Isles Blvd Ph 3 | condos | 5 | 6 | 3,722 | $3,500,000 | — |
10-year hold projection
IRR5.5%
Equity multiple1.88x
Total return (10yr)$2,158,851
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,360,250 | $292,635 | -$114,714 | $4,886,439 | $1,473,811 |
| 2 | $6,551,058 | $302,380 | -$105,630 | $4,829,201 | $1,721,857 |
| 3 | $6,747,589 | $312,441 | -$96,245 | $4,768,032 | $1,979,558 |
| 4 | $6,950,017 | $322,829 | -$86,551 | $4,702,662 | $2,247,355 |
| 5 | $7,158,517 | $333,553 | -$76,537 | $4,632,803 | $2,525,715 |
| 6 | $7,373,273 | $344,626 | -$66,193 | $4,558,147 | $2,815,126 |
| 7 | $7,594,471 | $356,057 | -$55,508 | $4,478,364 | $3,116,107 |
| 8 | $7,822,305 | $367,859 | -$44,472 | $4,393,102 | $3,429,203 |
| 9 | $8,056,974 | $380,042 | -$33,073 | $4,301,986 | $3,754,989 |
| 10 | $8,298,684 | $392,620 | -$21,299 | $4,204,612 | $4,094,072 |
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.