10906 SW 181st Ter Unit 10906
Miami, FL 33157 · townhomes · For Sale · 56 days on market
Asking price$495,000
3 beds 2 baths 1,308 sqft
Suggested offer$429,800$65,200 above the est. market value of $429,800.
View on Realtor.com →Listed by Jorge Zea · Blue Lighthouse Realty
Typetownhomes
Built—
Price / sqft$378
Est. value (Realtor.com)$429,800
Rent estimate (own analysis)$2,725/mo
HOA$140/mo
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Statusfor_sale
Listed date2026-07-08
Removed date—
MLSBeachesMLS #B26050191
Coordinates25.60041, -80.36901
Address10906 SW 181st Ter Unit 10906
CityMiami
StateFL
Zip33157
Listing ID6383612792
Sourcerealtor, cached 2026-08-21
ZIP market snapshot (33157)
Typical home value (ZHVI)$630,585
Typical rent (ZORI)$2,736/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 | $495,000 |
| Down payment (20.0%) | $99,000 |
| Loan amount | $396,000 |
| Closing costs (5.0%) | $24,750 |
| Total cash to close | $123,750 |
| Income | |
| Rent (comp-derived) | $2,725$32,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,507$30,084 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $478$5,734 |
| Insurance (placeholder 0.8% of price) | $330$3,960 |
| HOA dues | $140$1,680 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $136$1,635 |
| Total operating expenses | $1,084$13,009 |
| 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) | $136$1,635 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 3 | 2 | 1,246 | $3,200 | 2026-07-27 | — | |
| townhomes | 3 | 2 | 1,308 | $2,650 | 2026-08-22 | — | |
| townhomes | 3 | 3 | 1,638 | $2,500 | 2026-08-17 | — | |
| townhomes | 3 | 3 | 1,638 | $2,900 | 2026-08-25 | — | |
| townhomes | 3 | 3 | 1,100 | $2,500 | 2026-06-23 | — | |
| townhomes | 3 | 3 | 1,280 | $2,475 | 2026-05-21 | — | |
| townhomes | 3 | 3 | 1,638 | $2,800 | 2026-08-17 | — | |
| townhomes | 3 | 3 | 1,528 | $2,800 | 2026-08-31 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 15750 SW 92nd Ave Unit 20C | townhomes | 3 | 3 | 1,370 | $430,000 | 2026-07-07 |
| 8903 SW 184th Ter | townhomes | 4 | 2 | 1,921 | $575,000 | 2026-06-10 |
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 |
|---|---|---|---|---|---|---|
| 19500 SW 115th Ave | single_family | 3 | 1 | 1,056 | $609,900 | — |
| 10222 SW 181st St | single_family | 3 | 1 | 864 | $450,000 | — |
| 11030 SW 153rd St | single_family | 3 | 1 | 1,078 | $510,000 | — |
| 16604 SW 104th Ct | single_family | 3 | 2 | 2,061 | $650,000 | — |
| townhomes | 3 | 3 | 1,421 | $450,000 | — | |
| 11440 SW 185th Ter | single_family | 3 | 2 | 1,277 | $410,000 | — |
| 15435 SW 108th Ct | single_family | 3 | 2 | 1,323 | $674,900 | — |
| 11243 SW 174th Ter | single_family | 3 | 2 | 1,650 | $830,000 | — |
10-year hold projection
IRR2.0%
Equity multiple1.32x
Total return (10yr)$104,629
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $509,850 | $17,075 | -$15,098 | $391,707 | $118,144 |
| 2 | $525,146 | $17,652 | -$14,561 | $387,118 | $138,027 |
| 3 | $540,900 | $18,249 | -$14,007 | $382,215 | $158,685 |
| 4 | $557,127 | $18,864 | -$13,434 | $376,975 | $180,152 |
| 5 | $573,841 | $19,500 | -$12,842 | $371,375 | $202,466 |
| 6 | $591,056 | $20,157 | -$12,230 | $365,390 | $225,666 |
| 7 | $608,788 | $20,835 | -$11,598 | $358,995 | $249,793 |
| 8 | $627,051 | $21,536 | -$10,945 | $352,160 | $274,891 |
| 9 | $645,863 | $22,259 | -$10,270 | $344,856 | $301,007 |
| 10 | $665,239 | $23,006 | -$9,573 | $337,050 | $328,188 |
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.