10920 Westwood Lake Dr
Miami, FL 33165 · single_family · For Sale · 25 days on market
Asking price$819,900
6 beds 2 baths 2,311 sqft
Suggested offer$734,158$85,742 above the est. market value of $734,158.
View on Realtor.com →Listed by VIVIAN DE LA ROSA · Realty World Executive Homes
Typesingle_family
Built1959
Price / sqft$355
Est. value (own analysis)$734,158
Rent estimate (own analysis)$5,000/mo
HOANone
1 / 13
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Statusfor_sale
Listed date2026-08-08
Removed date—
MLSMiamiMLS #A12067513
Coordinates25.71804, -80.37091
Address10920 Westwood Lake Dr
CityMiami
StateFL
Zip33165
Listing ID6370041815
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33165)
Typical home value (ZHVI)$684,538
Typical rent (ZORI)$3,219/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 | $819,900 |
| Down payment (20.0%) | $163,980 |
| Loan amount | $655,920 |
| Closing costs (5.0%) | $40,995 |
| Total cash to close | $204,975 |
| Income | |
| Rent (comp-derived) | $5,000$60,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,600$55,200 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,298$15,578 |
| Insurance (placeholder 0.8% of price) | $547$6,559 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $250$3,000 |
| Total operating expenses | $2,095$25,137 |
| 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) | $250$3,000 |
| 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
Widened to city-wide. 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 | 4 | 2,763 | $6,500 | 2026-08-18 | — | |
| single_family | 6 | 3 | 2,417 | $8,000 | 2026-08-05 | — | |
| single_family | 6 | 4 | 3,078 | $3,500 | 2026-08-28 | — | |
| single_family | 6 | 3 | 2,716 | $2,000 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 9231 SW 16th St | single_family | 6 | 3 | 2,732 | $835,000 | 2026-07-23 |
| 9039 SW 34th St | single_family | 6 | 3 | 2,205 | $560,000 | 2026-07-02 |
| 9291 SW 36th St | single_family | 6 | 5 | 4,246 | $1,400,000 | 2026-06-01 |
| 10850 SW 32nd St | single_family | 6 | 6 | 3,871 | $1,550,000 | 2026-02-17 |
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 |
|---|---|---|---|---|---|---|
| 9415 SW 38th St | multi_family | 6 | 4 | 2,612 | $1,300,000 | — |
| 3515-3517 SW 91st Ave | multi_family | 6 | 4 | 2,234 | $1,299,000 | — |
| 3630 SW 87th Ave | multi_family | 6 | 3 | 2,150 | $1,142,000 | — |
10-year hold projection
IRR2.5%
Equity multiple1.41x
Total return (10yr)$191,379
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $844,497 | $30,063 | -$23,519 | $648,808 | $195,689 |
| 2 | $869,832 | $31,090 | -$22,566 | $641,208 | $228,624 |
| 3 | $895,927 | $32,152 | -$21,582 | $633,086 | $262,840 |
| 4 | $922,805 | $33,248 | -$20,564 | $624,407 | $298,398 |
| 5 | $950,489 | $34,381 | -$19,512 | $615,131 | $335,358 |
| 6 | $979,003 | $35,551 | -$18,424 | $605,218 | $373,785 |
| 7 | $1,008,374 | $36,760 | -$17,300 | $594,625 | $413,748 |
| 8 | $1,038,625 | $38,009 | -$16,139 | $583,304 | $455,321 |
| 9 | $1,069,784 | $39,298 | -$14,938 | $571,206 | $498,577 |
| 10 | $1,101,877 | $40,630 | -$13,698 | $558,277 | $543,600 |
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.