8235 SW 85th Ter
Miami, FL 33143 · single_family · Pending — under contract · 30 days on market
Asking price$1,850,000
4 beds 5 baths 3,243 sqft
Listed by Agustina Parareda · Onyx Realty Inc
Typesingle_family
Built1994
Price / sqft$570
Est. value (own analysis)$2,332,144
Rent estimate (own analysis)$8,300/mo
HOA$460/mo
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Statusfor_sale
Listed date2026-08-03
Removed date—
MLSMiamiMLS #A12064255
Coordinates25.69071, -80.32655
Address8235 SW 85th Ter
CityMiami
StateFL
Zip33143
Listing ID6400649015
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33143)
Typical home value (ZHVI)$957,553
Typical rent (ZORI)$2,761/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 | $1,850,000 |
| Down payment (20.0%) | $370,000 |
| Loan amount | $1,480,000 |
| Closing costs (5.0%) | $92,500 |
| Total cash to close | $462,500 |
| Income | |
| Rent (comp-derived) | $8,300$99,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,636$91,632 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,929$35,150 |
| Insurance (placeholder 0.8% of price) | $1,233$14,800 |
| HOA dues | $460$5,520 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $415$4,980 |
| Total operating expenses | $5,038$60,450 |
| 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) | $415$4,980 |
| 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 | 4 | 4 | 3,315 | $11,000 | 2026-07-27 | — | |
| single_family | 4 | 3 | 2,452 | $9,000 | 2026-07-14 | — | |
| single_family | 4 | 3 | 2,400 | $7,998 | 2026-07-02 | — | |
| single_family | 4 | 2 | 2,408 | $6,550 | 2026-06-02 | — | |
| single_family | 4 | 4 | 2,785 | $15,500 | — | — | |
| single_family | 4 | 3 | 2,200 | $6,400 | — | — | |
| single_family | 4 | 3 | 2,342 | $7,350 | 2026-08-18 | — | |
| single_family | 4 | 4 | 2,698 | $8,300 | 2026-07-16 | — | |
| single_family | 4 | 3 | 2,125 | $6,000 | 2025-10-18 | — | |
| single_family | 4 | 5 | 2,119 | $13,000 | 2026-05-29 | — | |
| single_family | 4 | 5 | 3,726 | $23,500 | 2026-08-17 | — | |
| single_family | 4 | 3 | 2,410 | $6,950 | — | — | |
| single_family | 4 | 3 | 2,309 | $9,250 | 2026-09-02 | — |
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 |
|---|---|---|---|---|---|---|
| 6874 SW 57th Ter | single_family | 4 | 5 | 3,657 | $3,260,000 | 2026-08-27 |
| 8235 SW 86th Ter | single_family | 4 | 3 | 2,919 | $2,630,000 | 2026-08-19 |
| 5735 SW 57th Ter | single_family | 4 | 2 | 2,024 | $1,275,000 | 2026-08-18 |
| 7222 SW 52nd Ct | single_family | 4 | 4 | 3,688 | $3,200,000 | 2026-08-10 |
| 8335 SW 66th St | single_family | 4 | 4 | 3,974 | $2,000,000 | 2026-08-10 |
| 6002 SW 79th Ct | single_family | 4 | 3 | 3,685 | $2,650,000 | 2026-08-06 |
| 6539 SW 84th Ave | single_family | 4 | 3 | 2,309 | $2,000,000 | 2026-08-03 |
| 8040 SW 63rd Pl | single_family | 4 | 2 | 1,657 | $1,300,000 | 2026-07-31 |
| 8020 SW 62nd Ave | single_family | 4 | 3 | 3,248 | $2,825,000 | 2026-07-16 |
| 7180 E Lago Dr | single_family | 4 | 4 | 5,818 | $6,850,000 | 2026-07-09 |
| 6311 SW 65th Ave | single_family | 4 | 2 | 2,150 | $1,175,000 | 2026-07-01 |
| 6510 Manor Ln | single_family | 4 | 1 | 2,014 | $1,000,000 | 2026-06-26 |
| 6090 SW 63rd Ave | single_family | 4 | 3 | 2,412 | $1,350,000 | 2026-06-18 |
| 8700 SW 83rd Ct | single_family | 4 | 3 | 3,333 | $1,550,000 | 2026-06-18 |
| 7743 SW 72nd Ct | single_family | 4 | 3 | 2,135 | $2,350,000 | 2026-06-16 |
| 8611 SW 82nd Ter | single_family | 4 | 3 | 2,157 | $1,250,000 | 2026-06-16 |
| 7500 SW 81st Ave | single_family | 4 | 4 | 2,452 | $2,000,000 | 2026-06-12 |
| 7009 SW 66th Ave | single_family | 4 | 3 | 2,950 | $1,250,000 | 2026-05-29 |
| 8390 SW 64th St | single_family | 4 | 3 | 1,556 | $2,000,000 | 2026-05-29 |
| 5100 SW 75th St | single_family | 4 | 4 | 2,259 | $2,650,000 | 2026-05-21 |
| 6904 SW 65th Ave | single_family | 4 | 2 | 2,859 | $1,350,000 | 2026-05-20 |
| 7701 SW 79th Ct | single_family | 4 | 3 | 3,913 | $2,175,000 | 2026-05-19 |
| 6300 SW 62nd Pl | single_family | 4 | 3 | 2,738 | $1,000,000 | 2026-05-18 |
| 6000 SW 62nd St | single_family | 4 | 2 | 1,371 | $820,000 | 2026-05-18 |
| 6645 SW 73rd Ct | single_family | 4 | 3 | 4,328 | $3,095,000 | 2026-05-01 |
| 7950 Old Cutler Rd | single_family | 4 | 4 | 3,122 | $2,250,000 | 2026-04-22 |
| 545 Casuarina Concourse | single_family | 4 | 5 | 10,286 | $55,000,000 | 2026-04-22 |
| 8450 SW 83rd St | single_family | 4 | 2 | 2,442 | $950,000 | 2026-04-22 |
| 5680 SW 86th St | single_family | 4 | 2 | 2,381 | $1,947,500 | 2026-04-20 |
| 7755 SW 85th Ct | single_family | 4 | 4 | 3,379 | $3,100,000 | 2026-04-20 |
| 5900 SW 63rd St | single_family | 4 | 2 | 1,300 | $650,000 | 2026-04-17 |
| 7285 SW 72nd Ter | single_family | 4 | 4 | 4,143 | $2,750,000 | 2026-04-13 |
| 7765 SW 57th Ter | single_family | 4 | 3 | 4,459 | $3,450,000 | 2026-04-10 |
| 6634 SW 76th Ter | single_family | 4 | 3 | 2,127 | $1,399,000 | 2026-04-07 |
| 6220 SW 61st St | single_family | 4 | 4 | 2,233 | $1,310,000 | 2026-04-02 |
| 8115 SW 63rd Pl | single_family | 4 | 2 | 1,686 | $1,270,000 | 2026-03-31 |
| 8001 SW 66th Ter | single_family | 4 | 4 | 3,059 | $2,500,000 | 2026-03-27 |
| 8375 SW 78th St | single_family | 4 | 4 | 4,500 | $2,500,000 | 2026-03-27 |
| 5990 SW 83rd St | single_family | 4 | 3 | 3,904 | $2,355,000 | 2026-03-26 |
| 5900 SW 62nd Ter | single_family | 4 | 2 | 1,300 | $695,000 | 2026-03-20 |
| 6331 SW 62nd Ter | single_family | 4 | 3 | 2,337 | $1,200,000 | 2026-03-17 |
| 6031 SW 82nd Ave | single_family | 4 | 3 | 1,965 | $1,987,000 | 2026-03-16 |
| 8150 SW 52nd Ave | single_family | 4 | 7 | 6,352 | $13,104,000 | 2026-03-16 |
| 6500 SW 60th Ave | single_family | 4 | 1 | 1,228 | $685,000 | 2026-03-09 |
| 8271 SW 67th St | single_family | 4 | 5 | 4,080 | $4,120,000 | 2026-02-13 |
| 6320 SW 62nd Ter | single_family | 4 | 3 | 1,918 | $1,560,000 | 2026-02-09 |
| 5854 SW 61st St | single_family | 4 | 4 | — | $1,850,000 | 2026-02-06 |
| 7045 SW 83rd Pl | single_family | 4 | 2 | 1,568 | $860,000 | 2026-01-23 |
| 7421 SW 53rd Pl | single_family | 4 | 4 | 4,344 | $5,750,000 | 2026-01-23 |
| 5858 SW 80th St | single_family | 4 | 4 | 2,291 | $1,900,000 | 2026-01-20 |
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 |
|---|---|---|---|---|---|---|
| 5901 SW 62nd St | single_family | 4 | 1 | 1,688 | $1,000,000 | — |
| 6990 SW 58th St | single_family | 4 | 5 | 3,590 | $3,495,000 | — |
| 7790 SW 53rd Ave | single_family | 4 | 4 | 2,089 | $3,350,000 | — |
| 8215 SW 63rd Pl | single_family | 4 | 3 | 2,452 | $1,980,000 | — |
| 6801 SW 82nd Ave | single_family | 4 | 3 | 1,888 | $1,975,000 | — |
| 7400 SW 81st Ave | single_family | 4 | 5 | 3,829 | $3,395,000 | — |
| 7830 SW 48th Ct | single_family | 4 | 4 | 3,986 | $4,795,000 | — |
| 5130 SW 73rd Ter | single_family | 4 | 4 | 2,456 | $3,149,000 | — |
10-year hold projection
IRR-2.7%
Equity multiple0.55x
Total return (10yr)$32,680
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,905,500 | $31,182 | -$87,929 | $1,463,953 | $441,547 |
| 2 | $1,962,665 | $32,420 | -$86,815 | $1,446,805 | $515,860 |
| 3 | $2,021,545 | $33,702 | -$85,661 | $1,428,479 | $593,066 |
| 4 | $2,082,191 | $35,031 | -$84,463 | $1,408,895 | $673,297 |
| 5 | $2,144,657 | $36,407 | -$83,220 | $1,387,965 | $756,692 |
| 6 | $2,208,997 | $37,833 | -$81,932 | $1,365,598 | $843,398 |
| 7 | $2,275,267 | $39,310 | -$80,596 | $1,341,696 | $933,571 |
| 8 | $2,343,525 | $40,840 | -$79,210 | $1,316,152 | $1,027,373 |
| 9 | $2,413,830 | $42,424 | -$77,774 | $1,288,854 | $1,124,977 |
| 10 | $2,486,245 | $44,065 | -$76,285 | $1,259,681 | $1,226,564 |
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.