1260 SW 10th St
Miami, FL 33135 · multi_family · Pending — under contract · 78 days on market
Asking price$480,000
4 beds 2 baths 2,262 sqft
Listed by Raul Gonzalez · Nufront International Realty
Typemulti_family
Built1924
Price / sqft$212
Est. value (own analysis)$802,566
Rent estimate (building total, own analysis)$6,883/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-06-17
Removed date—
MLSMiamiMLS #A12035352
Coordinates25.76416, -80.21576
Address1260 SW 10th St
CityMiami
StateFL
Zip33135
Listing ID6441313862
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33135)
Typical home value (ZHVI)$531,790
Typical rent (ZORI)$2,051/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 | $480,000 |
| Down payment (20.0%) | $96,000 |
| Loan amount | $384,000 |
| Closing costs (5.0%) | $24,000 |
| Total cash to close | $120,000 |
| Income | |
| Rent (estimate) | $6,883$82,596 |
| Vacancy loss (8.0%) | |
| Effective gross income | $6,332$75,988 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $760$9,120 |
| Insurance (est. scaled by flood & wind risk) | $512$6,144 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $344$4,130 |
| Total operating expenses | $1,616$19,394 |
| 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) | $344$4,130 |
| 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 |
|---|---|---|---|---|---|---|---|
| multi_family | 4 | 2 | 1,686 | $3,400 | 2026-08-24 | — |
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 |
|---|---|---|---|---|---|---|
| 2416 SW 12th St | multi_family | 4 | 2 | 2,588 | $867,500 | 2026-07-31 |
| 240 Beacom Blvd | multi_family | 4 | 2 | 2,540 | $500,000 | 2026-07-29 |
| 2722 SW 5th St | multi_family | 4 | 4 | 1,952 | $870,000 | 2026-07-09 |
| 2930 SW 11th St | multi_family | 4 | 4 | 1,986 | $882,000 | 2026-07-02 |
| 900 SW 22nd Ave | multi_family | 4 | 2 | 1,832 | $650,000 | 2026-05-22 |
| 1860 SW 12th St | multi_family | 4 | 2 | 2,695 | $1,800,000 | 2025-10-17 |
| 428 SW 13th Ave | multi_family | 4 | 4 | 3,120 | $897,200 | 2025-10-16 |
| 436 SW 13th Ave | multi_family | 4 | 4 | 3,750 | $825,675 | 2025-10-16 |
| 2380 SW 9th St | multi_family | 4 | 2 | 2,651 | $1,200,000 | 2025-09-24 |
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 |
|---|---|---|---|---|---|---|
| 1223 SW 12th Ct Unit 1223 | condos | 4 | 5 | 3,103 | $1,750,000 | — |
| 1667 SW 10th St | single_family | 4 | 3 | 2,004 | $1,250,000 | — |
| 2427 SW 12th St | single_family | 4 | 3 | 1,900 | $1,185,000 | — |
| 1720 SW 11th Ter | single_family | 4 | 3 | 2,052 | $1,150,000 | — |
| 1621 SW 11th Ter | single_family | 4 | 4 | 2,446 | $2,300,000 | — |
| 1468 SW 2nd St | multi_family | 4 | 3 | 1,856 | $650,000 | — |
| 2940 SW 12th St | single_family | 4 | 3 | 2,512 | $1,299,000 | — |
| 1642 SW 12th St | single_family | 4 | 4 | 2,984 | $1,395,000 | — |
10-year hold projection
IRR26.8%
Equity multiple4.92x
Total return (10yr)$533,697
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $494,400 | $56,594 | $22,852 | $379,837 | $114,563 |
| 2 | $509,232 | $58,389 | $24,544 | $375,387 | $133,845 |
| 3 | $524,509 | $60,240 | $26,289 | $370,632 | $153,877 |
| 4 | $540,244 | $62,149 | $28,090 | $365,551 | $174,693 |
| 5 | $556,452 | $64,118 | $29,947 | $360,121 | $196,331 |
| 6 | $573,145 | $66,149 | $31,864 | $354,317 | $218,828 |
| 7 | $590,339 | $68,243 | $33,841 | $348,115 | $242,224 |
| 8 | $608,050 | $70,403 | $35,881 | $341,488 | $266,562 |
| 9 | $626,291 | $72,630 | $37,986 | $334,405 | $291,886 |
| 10 | $645,080 | $74,927 | $40,157 | $326,836 | $318,244 |
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.