9715 SW 89th Ct
Miami, FL 33176 · single_family · For Sale · 112 days on market
Asking price$4,290,000
6 beds 7 baths 6,062 sqft
Suggested offer$3,962,318$327,682 above the est. market value of $3,962,318.
View on Realtor.com →Listed by Eric Torrente · Compass Florida, LLC.
Typesingle_family
Built1991
Price / sqft$708
Est. value (own analysis)$3,962,318
Rent estimate (own analysis)$25,000/mo
HOANone
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Statusfor_sale
Listed date2026-05-13
Removed date—
MLSMiamiMLS #A12018265
Coordinates25.67959, -80.33974
Address9715 SW 89th Ct
CityMiami
StateFL
Zip33176
Listing ID6419009753
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33176)
Typical home value (ZHVI)$630,508
Typical rent (ZORI)$2,301/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 | $4,290,000 |
| Down payment (20.0%) | $858,000 |
| Loan amount | $3,432,000 |
| Closing costs (5.0%) | $214,500 |
| Total cash to close | $1,072,500 |
| Income | |
| Rent (comp-derived) | $25,000$300,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,000$276,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $6,793$81,510 |
| Insurance (placeholder 0.8% of price) | $2,860$34,320 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,250$15,000 |
| Total operating expenses | $10,903$130,830 |
| 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) | $1,250$15,000 |
| 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 | 7 | 5,850 | $25,000 | 2026-07-21 | — | |
| single_family | 6 | 6 | 5,322 | $28,000 | 2026-06-17 | — | |
| single_family | 6 | 6 | 4,806 | $22,000 | 2026-06-17 | — | |
| single_family | 6 | 6 | 4,181 | $18,000 | 2026-08-03 | — | |
| single_family | 6 | 4 | 6,112 | $30,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 9255 SW 108 ST | SINGLE FAMILY : 1 UNIT | 6 | 4 | 3,911 | $2,316,000 | 2025-12-19 |
| 8877 SW 99 ST | SINGLE FAMILY : 1 UNIT | 6 | 6 | 4,501 | $3,900,000 | 2025-02-12 |
| 11355 SW 97 AVE | SINGLE FAMILY : 1 UNIT | 6 | 7 | 5,792 | $4,500,000 | 2024-12-13 |
| 8860 SW 112 ST | SINGLE FAMILY : 1 UNIT | 6 | 7 | 6,891 | $4,250,000 | 2024-10-31 |
| 10250 SW 110 ST | SINGLE FAMILY : 1 UNIT | 6 | 6 | 3,829 | $1,550,000 | 2024-09-23 |
| 10870 SW 106 AVE | SINGLE FAMILY : 1 UNIT | 6 | 4 | 2,618 | $1,171,000 | 2024-08-22 |
| 8701 SW 97 TER | SINGLE FAMILY : 1 UNIT | 6 | 4 | 5,761 | $4,000,000 | 2024-07-30 |
| 9795 SW 110 ST | SINGLE FAMILY : 1 UNIT | 6 | 5 | 5,489 | $4,350,000 | 2024-05-10 |
| 8940 SW 105 ST | SINGLE FAMILY : 1 UNIT | 6 | 5 | 12,470 | $4,500,000 | 2024-05-08 |
| 9435 SW 100 ST | SINGLE FAMILY : 1 UNIT | 6 | 5 | 3,829 | $3,275,000 | 2024-02-20 |
| 10506 SW 89 PL | SINGLE FAMILY : 1 UNIT | 6 | 4 | 6,112 | $3,995,000 | 2022-09-23 |
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 |
|---|---|---|---|---|---|---|
| 9881 SW 148th Ter | single_family | 6 | 7 | 6,140 | $3,200,000 | — |
| 9025 SW 114th St | single_family | 6 | 7 | 4,912 | $4,495,000 | — |
| 10506 SW 89th Pl | single_family | 6 | 5 | 6,112 | $4,500,000 | — |
| 8960 SW 118th St | single_family | 6 | 7 | 5,363 | $3,900,000 | — |
| 12180 SW 92nd Ave | single_family | 6 | 4 | 3,719 | $2,289,000 | — |
| 9530 SW 95th Ct | single_family | 6 | 8 | 6,928 | $5,750,000 | — |
| 8901 SW 120th St | single_family | 6 | 6 | 4,822 | $5,350,000 | — |
| 8841 SW 103rd St | single_family | 6 | 6 | 4,216 | $2,695,000 | — |
10-year hold projection
IRR1.8%
Equity multiple1.29x
Total return (10yr)$869,949
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,418,700 | $145,170 | -$134,490 | $3,394,789 | $1,023,911 |
| 2 | $4,551,261 | $150,179 | -$129,855 | $3,355,024 | $1,196,237 |
| 3 | $4,687,799 | $155,355 | -$125,064 | $3,312,527 | $1,375,272 |
| 4 | $4,828,433 | $160,703 | -$120,110 | $3,267,112 | $1,561,321 |
| 5 | $4,973,286 | $166,229 | -$114,988 | $3,218,579 | $1,754,707 |
| 6 | $5,122,484 | $171,938 | -$109,693 | $3,166,712 | $1,955,772 |
| 7 | $5,276,159 | $177,836 | -$104,219 | $3,111,284 | $2,164,875 |
| 8 | $5,434,444 | $183,929 | -$98,560 | $3,052,049 | $2,382,394 |
| 9 | $5,597,477 | $190,225 | -$92,711 | $2,988,747 | $2,608,730 |
| 10 | $5,765,401 | $196,729 | -$86,664 | $2,921,098 | $2,844,303 |
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.