465 Brickell Ave Apt 5701
Miami, FL 33131 · condos · For Sale · 274 days on market
Asking price$12,999,000
5 beds 7 baths 4,770 sqft
Suggested offer$5,222,406$7,776,594 above the est. market value of $5,222,406.
View on Realtor.com →Listed by Lourdes Alatriste · Douglas Elliman
Typecondos
Built2008
Price / sqft$2725
Est. value (own analysis)$5,222,406
Rent estimate (own analysis)$39,500/mo
HOA$6,750/mo
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Statusfor_sale
Listed date2025-12-02
Removed date—
MLSMiamiMLS #A11922798
Coordinates25.76908, -80.18860
Address465 Brickell Ave Apt 5701
CityMiami
StateFL
Zip33131
Listing ID6437770905
Sourceus-real-estate-listings, cached 2026-08-25
ZIP market snapshot (33131)
Typical home value (ZHVI)$587,486
Typical rent (ZORI)$3,815/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 | $12,999,000 |
| Down payment (20.0%) | $2,599,800 |
| Loan amount | $10,399,200 |
| Closing costs (5.0%) | $649,950 |
| Total cash to close | $3,249,750 |
| Income | |
| Rent (comp-derived) | $39,500$474,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $36,340$436,080 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $20,582$246,981 |
| Insurance (placeholder 0.8% of price) | $8,666$103,992 |
| HOA dues | $6,750$81,000 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,975$23,700 |
| Total operating expenses | $37,973$455,673 |
| 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) | $1,975$23,700 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 5 | 6 | 3,575 | $39,500 | 2026-08-05 | — | |
| condos | 5 | 6 | 3,978 | $45,000 | 2026-06-29 | — | |
| condos | 5 | 7 | 3,608 | $18,000 | 2026-06-08 | — | |
| condos | 5 | 5 | 3,420 | $14,800 | 2026-07-30 | — | |
| condos | 5 | 7 | 4,770 | $49,000 | 2026-08-31 | — | |
| condos | 5 | 6 | 5,097 | $29,950 | 2026-03-11 | — | |
| condos | 5 | 6 | 3,663 | $45,000 | 2026-04-10 | — | |
| condos | 5 | 7 | 4,770 | $49,000 | 2026-09-02 | — | |
| condos | 5 | 6 | 5,097 | $29,950 | 2026-03-12 | — |
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 |
|---|---|---|---|---|---|---|
| 1425 Brickell Ave Unit 44A-B | condos | 5 | 5 | 3,820 | $3,900,000 | 2026-04-24 |
| 300 Biscayne Blvd Way Apt 4401 | condos | 5 | 6 | 3,854 | $5,100,000 | 2026-04-17 |
| 1000 Brickell Plz Unit UPH6201 | condos | 5 | 9 | 7,855 | $8,600,000 | 2026-03-31 |
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 |
|---|---|---|---|---|---|---|
| 300 Biscayne Boulevard Way Apt 2701 | condos | 5 | 6 | 3,978 | $7,400,000 | — |
| 300 Biscayne Boulevard Way Unit 3304C | condos | 5 | 6 | 3,214 | $4,475,000 | — |
| 300 Biscayne Blvd Way Apt 4602 | condos | 5 | 6 | 4,434 | $9,000,000 | — |
| 300 Biscayne Blvd Way Apt 1901 | condos | 5 | 6 | 3,560 | $6,750,000 | — |
| 99 SE 5th St Unit UPH7201 | condos | 5 | 10 | 9,074 | $31,760,000 | — |
| 300 Biscayne Blvd Way Apt 3201 | condos | 5 | 6 | 3,994 | $7,590,000 | — |
| 900 Brickell Key Blvd Apt 1002 | condos | 5 | 7 | 3,608 | $3,530,000 | — |
| 808 Brickell Key Dr Apt 3901 | condos | 5 | 6 | 5,097 | $4,995,000 | — |
10-year hold projection
IRR-7.4%
Equity multiple-0.25x
Total return (10yr)-$2,372,162
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $13,388,970 | -$19,593 | -$845,230 | $10,286,450 | $3,102,520 |
| 2 | $13,790,639 | -$17,902 | -$844,132 | $10,165,956 | $3,624,683 |
| 3 | $14,204,358 | -$16,104 | -$842,941 | $10,037,189 | $4,167,169 |
| 4 | $14,630,489 | -$14,194 | -$841,653 | $9,899,579 | $4,730,910 |
| 5 | $15,069,404 | -$12,166 | -$840,263 | $9,752,519 | $5,316,885 |
| 6 | $15,521,486 | -$10,016 | -$838,767 | $9,595,360 | $5,926,126 |
| 7 | $15,987,130 | -$7,739 | -$837,160 | $9,427,409 | $6,559,721 |
| 8 | $16,466,744 | -$5,329 | -$835,437 | $9,247,925 | $7,218,819 |
| 9 | $16,960,747 | -$2,780 | -$833,593 | $9,056,115 | $7,904,632 |
| 10 | $17,469,569 | -$88 | -$831,622 | $8,851,134 | $8,618,435 |
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.