10506 SW 89th Pl
Miami, FL 33176 · single_family · For Sale · 58 days on market
Asking price$4,500,000
6 beds 5 baths 6,112 sqft
Suggested offer$3,995,000$505,000 above the est. market value of $3,995,000.
View on Realtor.com →Listed by Samuel M. Hernandez P.A. · Lifestyle International Realty
Typesingle_family
Built1987
Price / sqft$736
Est. value (own analysis)$3,995,000
Rent estimate (own analysis)$25,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-07-06
Removed date—
MLSMiamiMLS #A12048998
Coordinates25.67222, -80.34078
Address10506 SW 89th Pl
CityMiami
StateFL
Zip33176
Listing ID6437270063
Sourceus-real-estate-listings, cached 2026-08-25
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 | $4,500,000 |
| Down payment (20.0%) | $900,000 |
| Loan amount | $3,600,000 |
| Closing costs (5.0%) | $225,000 |
| Total cash to close | $1,125,000 |
| 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) | $7,125$85,500 |
| Insurance (est. scaled by flood & wind risk) | $5,250$63,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,250$15,000 |
| Total operating expenses | $13,625$163,500 |
| 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 | — |
| 9715 SW 89th Ct | single_family | 6 | 7 | 6,062 | $4,290,000 | — |
| 9025 SW 114th St | single_family | 6 | 7 | 4,912 | $4,495,000 | — |
| 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
IRR-0.6%
Equity multiple0.90x
Total return (10yr)$471,613
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,635,000 | $112,500 | -$180,115 | $3,560,968 | $1,074,032 |
| 2 | $4,774,050 | $116,693 | -$176,297 | $3,519,256 | $1,254,794 |
| 3 | $4,917,272 | $121,031 | -$172,343 | $3,474,679 | $1,442,593 |
| 4 | $5,064,790 | $125,521 | -$168,247 | $3,427,041 | $1,637,749 |
| 5 | $5,216,733 | $130,167 | -$164,005 | $3,376,132 | $1,840,602 |
| 6 | $5,373,235 | $134,974 | -$159,612 | $3,321,726 | $2,051,509 |
| 7 | $5,534,432 | $139,949 | -$155,062 | $3,263,585 | $2,270,847 |
| 8 | $5,700,465 | $145,095 | -$150,350 | $3,201,451 | $2,499,014 |
| 9 | $5,871,479 | $150,420 | -$145,471 | $3,135,050 | $2,736,429 |
| 10 | $6,047,624 | $155,928 | -$140,419 | $3,064,090 | $2,983,534 |
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.