2737 NW 13th Ave
Miami, FL 33142 · single_family · For Sale · 70 days on market
Asking price$499,000
7 beds 3 baths 1,253 sqft
Suggested offer$454,012$44,988 above the est. market value of $454,012.
View on Realtor.com →Listed by Poliana Coelho · Miami Realty Solution Group
Typesingle_family
Built1928
Price / sqft$398
Est. value (own analysis)$454,012
Rent estimate (own analysis)$31,500/mo
HOANone
1 / 31
⚠ Cap rate of 63.2% is above the 20% sanity ceiling — verify the underlying price, rent, and expense data before trusting this. Cash-on-cash return of 213.0% is above the 50% sanity ceiling for a standard buy-and-hold — verify inputs before trusting this.
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Statusfor_sale
Listed date2026-06-24
Removed date—
MLSMiamiMLS #A12042376
Coordinates25.80219, -80.21715
Address2737 NW 13th Ave
CityMiami
StateFL
Zip33142
Listing ID6454577388
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33142)
Typical home value (ZHVI)$430,103
Typical rent (ZORI)$2,350/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 | $499,000 |
| Down payment (20.0%) | $99,800 |
| Loan amount | $399,200 |
| Closing costs (5.0%) | $24,950 |
| Total cash to close | $124,750 |
| Income | |
| Rent (comp-derived) | $31,500$378,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $28,980$347,760 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $790$9,481 |
| Insurance (placeholder 0.8% of price) | $333$3,992 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,575$18,900 |
| Total operating expenses | $2,698$32,373 |
| 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) | $1,575$18,900 |
| 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 | 7 | 5 | 2,670 | $8,000 | 2026-07-14 | — | |
| single_family | 7 | 3 | 2,986 | $8,000 | 2026-08-25 | — | |
| single_family | 7 | 9 | 5,797 | $27,000 | 2026-07-29 | — | |
| single_family | 7 | 8 | 4,931 | $70,000 | 2026-03-16 | — | |
| single_family | 7 | 9 | — | $60,000 | 2025-07-22 | — | |
| single_family | 7 | 7 | 3,973 | $31,500 | — | — | |
| single_family | 7 | 7 | 3,973 | $31,500 | — | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 1810 NW 55th St | single_family | 2 | 1 | 994 | $250,000 | 2026-08-21 |
| 4990 NW 31st Ave | single_family | 4 | 4 | 2,777 | $680,000 | 2026-08-19 |
| 2778 NW 44th St | single_family | 4 | 3 | 1,219 | $525,000 | 2026-08-12 |
| 5267589405 | single_family | 3 | 2 | 1,256 | $415,000 | 2026-08-11 |
| 2045 NW 34th St | single_family | 3 | 2 | 1,469 | $510,000 | 2026-08-07 |
| 1500 NW 44th St | single_family | 3 | 1 | 1,319 | $395,000 | 2026-08-07 |
| 1745 NW 49th St | single_family | 2 | 1 | 908 | $365,000 | 2026-08-06 |
| 1485 NW 57th St | single_family | 2 | 1 | 844 | $419,000 | 2026-07-31 |
| 1892 NW 42nd St | single_family | 3 | 2 | 1,295 | $410,000 | 2026-07-31 |
| 1844 NW 50th St | single_family | 2 | 1 | 900 | $280,000 | 2026-07-28 |
| 5224 NW 24th Ct | single_family | 2 | 1 | 624 | $220,000 | 2026-07-24 |
| 3039 NW 43rd Ter | single_family | 4 | 2 | 1,675 | $480,000 | 2026-07-24 |
| 5940 NW 21st Ave | single_family | 4 | 1 | 1,487 | $415,000 | 2026-07-23 |
| 3195 NW 49th St | single_family | 3 | 2 | 1,080 | $475,000 | 2026-07-22 |
| 2326 NW 59th St | single_family | 4 | 2 | 1,016 | $485,000 | 2026-07-22 |
| 1521 NW 51st St | single_family | 3 | 2 | 1,053 | $480,000 | 2026-07-22 |
| 4048 NW 22nd Ct | single_family | 3 | 1 | 1,449 | $400,000 | 2026-07-22 |
| 2153 NW 24th St | single_family | 3 | 1 | 2,618 | $400,000 | 2026-07-21 |
| 2933 NW 48th Ter | single_family | 3 | 2 | 810 | $435,000 | 2026-07-20 |
| 2956 NW 44th St | single_family | 4 | 3 | 1,219 | $522,500 | 2026-07-20 |
| 2331 NW 55th Ter | single_family | 3 | 2 | 667 | $420,000 | 2026-07-17 |
| 2410 NW 43rd St | single_family | 3 | 2 | 1,170 | $475,000 | 2026-07-17 |
| 1846 NW 49th St | single_family | 2 | 1 | 860 | $480,000 | 2026-07-17 |
| 2944 NW 44th St | single_family | 2 | 1 | 1,181 | $370,000 | 2026-07-17 |
| 2142 NW 33rd St | single_family | 5 | 2 | 2,010 | $475,000 | 2026-07-16 |
| 1431 NW 30th St | single_family | 2 | 1 | 1,026 | $405,000 | 2026-07-16 |
| 1926 NW 60th St | single_family | 4 | 2 | 1,427 | $510,000 | 2026-07-16 |
| 5308 NW 29th Ave | single_family | 4 | 2 | 1,136 | $520,000 | 2026-07-16 |
| 5995 NW 24th Ave | single_family | 3 | 2 | 1,798 | $515,000 | 2026-07-16 |
| 3231 NW 48th Ter | single_family | 3 | 1 | 1,208 | $493,000 | 2026-07-14 |
| 2951 NW 57th St | single_family | 3 | 2 | 1,450 | $535,000 | 2026-07-13 |
| 2915 NW 60th St | single_family | 2 | 1 | 672 | $364,900 | 2026-07-13 |
| 5171 NW 19th Ave | single_family | 2 | 1 | 796 | $514,000 | 2026-07-13 |
| 4711 NW 16th Ave | single_family | 3 | 1 | 888 | $340,000 | 2026-07-10 |
| 2156 NW 32nd St | single_family | 2 | 1 | 1,020 | $275,000 | 2026-07-09 |
| 2119 NW 59th St | single_family | 5 | 2 | 1,976 | $342,000 | 2026-07-06 |
| 1733 NW 40th St | single_family | 3 | 2 | 1,711 | $414,000 | 2026-07-06 |
| 2765 NW 60th St | single_family | 11 | 5 | 4,404 | $433,500 | 2026-07-02 |
| 2450 NW 32nd St | single_family | 3 | 2 | 1,476 | $495,000 | 2026-06-30 |
| 2255 NW 60th St | single_family | 3 | 2 | 1,104 | $490,000 | 2026-06-24 |
| 3298 NW 49th St | single_family | 4 | 2 | 1,410 | $493,000 | 2026-06-22 |
| 1385 NW 28th St | single_family | 5 | 4 | 1,666 | $700,000 | 2026-06-18 |
| 3249 NW 51st St | single_family | 3 | 1 | 1,468 | $523,000 | 2026-06-18 |
| 2129 NW 59th St | single_family | 3 | 2 | 988 | $400,000 | 2026-06-16 |
| 1925 NW 49th St | single_family | 3 | 2 | 1,425 | $554,800 | 2026-06-16 |
| 3280 NW 51st Ter | single_family | 3 | 2 | 1,748 | $642,000 | 2026-06-11 |
| 1451 NW 43rd St | single_family | 3 | 2 | 1,592 | $399,900 | 2026-06-09 |
| 1328 NW 31st St | single_family | 3 | 1 | 1,143 | $380,000 | 2026-06-09 |
| 1621 NW 55th St | single_family | 2 | 1 | 962 | $425,000 | 2026-06-09 |
| 1470 NW 51st Ter | single_family | 4 | 2 | 1,409 | $550,000 | 2026-06-09 |
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 |
|---|---|---|---|---|---|---|
| multi_family | 7 | 4 | 3,931 | $775,000 | — | |
| 2283 NW 35th St | multi_family | 7 | 4 | 2,700 | $765,000 | — |
| 2215 NW 33rd St | multi_family | 7 | 3 | 2,399 | $835,000 | — |
| 3034 NW 33rd St | multi_family | 7 | 5 | 2,830 | $680,000 | — |
| 2610 NW 23rd Ave | multi_family | 7 | 6 | 5,327 | $1,250,000 | — |
10-year hold projection
IRR216.4%
Equity multiple27.21x
Total return (10yr)$3,335,445
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $513,970 | $315,387 | $265,703 | $394,872 | $119,098 |
| 2 | $529,389 | $325,010 | $274,854 | $390,246 | $139,143 |
| 3 | $545,271 | $334,927 | $284,285 | $385,303 | $159,968 |
| 4 | $561,629 | $345,145 | $294,007 | $380,021 | $181,608 |
| 5 | $578,478 | $355,673 | $304,027 | $374,375 | $204,103 |
| 6 | $595,832 | $366,522 | $314,354 | $368,342 | $227,490 |
| 7 | $613,707 | $377,701 | $324,998 | $361,895 | $251,812 |
| 8 | $632,118 | $389,220 | $335,969 | $355,005 | $277,113 |
| 9 | $651,082 | $401,089 | $347,276 | $347,642 | $303,440 |
| 10 | $670,614 | $413,318 | $358,931 | $339,773 | $330,841 |
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.