1000 Venetian Way Apt 403
Miami Beach, FL 33139 · condos · For Sale · 205 days on market
Asking price$2,250,000
3 beds 3 baths 2,445 sqft
Listed by James Michael Bryan · Douglas Elliman - 1111 Lincoln Road
Typecondos
Built1983
Price / sqft$920
Est. value (own analysis)$4,388,462
Rent estimate (own analysis)$21,000/mo
HOA$3,928/mo
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-02-09
Removed date—
MLSMiamiMLS #A11961513
Coordinates25.78964, -80.17392
Address1000 Venetian Way Apt 403
CityMiami Beach
StateFL
Zip33139
Listing ID6462369119
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $2,250,000 |
| Down payment (20.0%) | $450,000 |
| Loan amount | $1,800,000 |
| Closing costs (5.0%) | $112,500 |
| Total cash to close | $562,500 |
| Income | |
| Rent (comp-derived) | $21,000$252,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $19,320$231,840 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,563$42,750 |
| Insurance (est. scaled by flood & wind risk) | $2,925$35,100 |
| HOA dues | $3,928$47,136 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,050$12,600 |
| Total operating expenses | $11,466$137,586 |
| 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) | $1,050$12,600 |
| 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 | 3 | 3 | 2,010 | $12,000 | 2026-07-24 | — | |
| condos | 3 | 3 | 2,010 | $11,000 | 2026-06-16 | — | |
| condos | 3 | 3 | 1,798 | $9,900 | 2026-08-17 | — | |
| apartment | 3 | 3 | 1,750 | $6,000 | 2026-06-26 | — | |
| condos | 3 | 3 | 2,190 | $18,500 | 2026-08-26 | — | |
| condos | 3 | 3 | 1,696 | $7,000 | 2026-06-25 | — | |
| condos | 3 | 3 | 2,388 | $12,000 | 2026-07-23 | — | |
| condos | 3 | 4 | 2,173 | $32,000 | 2026-06-03 | — | |
| condos | 3 | 4 | 2,318 | $30,000 | 2026-06-23 | — | |
| condos | 3 | 3 | 2,122 | $14,000 | 2026-04-06 | — | |
| condos | 3 | 3 | 2,122 | $25,500 | 2026-08-21 | — | |
| condos | 3 | 4 | 3,181 | $95,000 | 2026-06-22 | — | |
| condos | 3 | 3 | 2,521 | $85,000 | 2023-05-23 | — | |
| apartment | 3 | 3 | 1,974 | $14,000 | 2026-06-27 | — | |
| condos | 3 | 3 | 2,290 | $9,950 | 2026-08-07 | — | |
| condos | 3 | 3 | 2,340 | $13,500 | 2026-06-11 | — | |
| condos | 3 | 3 | 1,740 | $15,000 | 2026-04-22 | — | |
| condos | 3 | 5 | 2,872 | $47,999 | 2026-04-29 | — | |
| condos | 3 | 3 | 2,717 | $35,000 | 2024-02-10 | — | |
| condos | 3 | 3 | 2,024 | $16,500 | 2026-07-01 | — | |
| condos | 3 | 3 | 1,920 | $46,500 | 2022-08-26 | — | |
| condos | 3 | 3 | 1,780 | $12,000 | 2026-05-27 | — | |
| condos | 3 | 3 | 2,340 | $11,750 | 2026-06-20 | — | |
| condos | 3 | 4 | 2,642 | $70,000 | 2022-09-19 | — | |
| condos | 3 | 3 | 2,029 | $8,500 | 2026-06-10 | — | |
| condos | 3 | 3 | 1,687 | $74,000 | 2020-09-09 | — | |
| condos | 3 | 3 | 1,687 | $74,000 | 2021-10-19 | — | |
| condos | 3 | 3 | 1,834 | $64,500 | 2026-01-02 | — | |
| condos | 3 | 3 | 2,024 | $24,795 | 2026-05-27 | — | |
| condos | 3 | 4 | 2,930 | $39,000 | 2026-05-01 | — | |
| condos | 3 | 3 | 1,952 | $74,000 | 2021-10-15 | — | |
| condos | 3 | 3 | 2,320 | $12,000 | 2026-04-07 | — | |
| condos | 3 | 3 | 2,122 | $32,000 | 2026-08-14 | — | |
| condos | 3 | 3 | 2,024 | $18,500 | 2026-06-23 | — | |
| condos | 3 | 3 | 2,029 | $9,900 | 2026-05-20 | — | |
| condos | 3 | 3 | 1,952 | $74,000 | 2021-10-14 | — | |
| condos | 3 | 3 | 1,827 | $68,500 | 2021-10-14 | — | |
| condos | 3 | 3 | 2,400 | $10,000 | 2026-06-05 | — | |
| condos | 3 | 3 | 2,092 | $55,000 | 2025-01-02 | — | |
| condos | 3 | 3 | 1,707 | $50,500 | 2026-04-06 | — | |
| condos | 3 | 5 | 2,250 | $19,900 | 2026-03-25 | — | |
| apartment | 3 | 4 | 1,870 | $27,000 | — | — | |
| condos | 3 | 3 | 1,960 | $21,000 | — | — | |
| condos | 3 | 3 | 2,340 | $12,500 | — | — | |
| condos | 3 | 3 | 2,050 | $18,500 | — | — | |
| condos | 3 | 3 | 2,122 | $25,500 | — | — | |
| condos | 3 | 3 | 2,122 | $35,000 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 501 West Ave Unit 4303 | condos | 3 | 5 | 2,451 | $8,450,000 | 2026-08-24 |
| 300 S Pointe Dr Apt 1501 | condos | 3 | 3 | 2,340 | $4,200,000 | 2026-08-21 |
| 1621 Bay Rd Apt 1202 | condos | 3 | 2 | 1,070 | $575,000 | 2026-08-07 |
| 1415 Sunset Harbour Dr Unit 204 | condos | 3 | 3 | 2,640 | $1,670,000 | 2026-07-16 |
| 1900 Sunset Harbour Dr Unit 1008 | condos | 3 | 3 | 1,550 | $1,500,000 | 2026-07-13 |
| 500 Alton Rd Unit 901 | condos | 3 | 4 | 2,178 | $3,150,000 | 2026-07-06 |
| 1300 Monad Ter Unit 3B | condos | 3 | 4 | 2,691 | $3,525,000 | 2026-06-30 |
| 1000 S Pointe Dr Apt 1501 | condos | 3 | 4 | 3,365 | $7,400,000 | 2026-06-25 |
| 400 S Pointe Dr Apt 1610 | condos | 3 | 3 | 1,559 | $2,405,000 | 2026-06-24 |
| 1201 20th St Ph 7 | condos | 3 | 3 | 1,745 | $3,000,000 | 2026-06-17 |
| 100 S Pointe Dr Apt 2604 | condos | 3 | 4 | 2,985 | $11,150,000 | 2026-06-05 |
| 500 Alton Rd Unit 3503 | condos | 3 | 5 | 2,615 | $6,674,000 | 2026-06-05 |
| 800 S Pointe Dr Apt 2102 | condos | 3 | 4 | 2,756 | $10,500,000 | 2026-06-04 |
| 1300 Monad Ter Unit 3F | condos | 3 | 4 | 2,658 | $6,075,000 | 2026-06-03 |
| 501 West Ave Unit 3405 | condos | 3 | 4 | 1,969 | $4,150,000 | 2026-06-02 |
| 500 Alton Rd Unit 3602 | condos | 3 | 4 | 2,930 | $6,175,000 | 2026-06-01 |
| 1000 S Pointe Dr Apt 3501 | condos | 3 | 4 | 3,365 | $10,300,000 | 2026-05-15 |
| 400 Alton Rd Apt 3503 | condos | 3 | 4 | 3,284 | $5,750,000 | 2026-05-14 |
| 500 Alton Rd Unit 903 | condos | 3 | 4 | 1,991 | $3,400,000 | 2026-05-12 |
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 |
|---|---|---|---|---|---|---|
| 1000 Venetian Way Apt 1902 | condos | 3 | 3 | 2,010 | $2,100,000 | — |
| 109 1st Dilido Ter | single_family | 3 | 4 | 2,481 | $4,450,000 | — |
| 1324 Lenox Ave | single_family | 3 | 2 | 1,804 | $1,600,000 | — |
| 288 Palm Ave | single_family | 3 | 3 | 2,022 | $4,250,000 | — |
| single_family | 3 | 4 | 3,029 | $13,000,000 | — | |
| 1800 Sunset Harbour Dr Unit 1212 | condos | 3 | 3 | 1,900 | $2,225,000 | — |
| 1853 Jefferson Ave Apt 6 | townhomes | 3 | 4 | 1,430 | $995,000 | — |
| 1300 Lincoln Rd Unit D204 | condos | 3 | 2 | 1,090 | $419,000 | — |
10-year hold projection
IRR3.7%
Equity multiple1.60x
Total return (10yr)$628,887
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,317,500 | $94,254 | -$57,153 | $1,780,484 | $537,016 |
| 2 | $2,387,025 | $97,770 | -$53,953 | $1,759,628 | $627,397 |
| 3 | $2,458,636 | $101,408 | -$50,637 | $1,737,340 | $721,296 |
| 4 | $2,532,395 | $105,173 | -$47,203 | $1,713,521 | $818,874 |
| 5 | $2,608,367 | $109,069 | -$43,647 | $1,688,066 | $920,301 |
| 6 | $2,686,618 | $113,100 | -$39,963 | $1,660,864 | $1,025,754 |
| 7 | $2,767,216 | $117,272 | -$36,148 | $1,631,793 | $1,135,423 |
| 8 | $2,850,233 | $121,587 | -$32,197 | $1,600,726 | $1,249,507 |
| 9 | $2,935,740 | $126,053 | -$28,106 | $1,567,526 | $1,368,214 |
| 10 | $3,023,812 | $130,673 | -$23,870 | $1,532,046 | $1,491,766 |
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.