450 Beacom Blvd
Miami, FL 33135 · multi_family · For Sale · 135 days on market
Asking price$1,649,000
8 beds 6 baths 2,475 sqft
Suggested offer$974,111$674,890 above the est. market value of $974,111.
View on Realtor.com →Listed by Hugo Lopez · My Realty Group, LLC.
Typemulti_family
Built1947
Price / sqft$666
Est. value (own analysis)$974,111
Rent estimate (building total, own analysis)$7,531/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2026-04-20
Removed date—
MLSMiamiMLS #A11997949
Coordinates25.76821, -80.23567
Address450 Beacom Blvd
CityMiami
StateFL
Zip33135
Listing ID6463874278
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 | $1,649,000 |
| Down payment (20.0%) | $329,800 |
| Loan amount | $1,319,200 |
| Closing costs (5.0%) | $82,450 |
| Total cash to close | $412,250 |
| Income | |
| Rent (estimate) | $7,531$90,373 |
| Vacancy loss (8.0%) | |
| Effective gross income | $6,929$83,144 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,611$31,331 |
| Insurance (est. scaled by flood & wind risk) | $1,649$19,788 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $377$4,519 |
| Total operating expenses | $4,636$55,638 |
| 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) | $377$4,519 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 1487 SW 4th St | multi_family | 8 | 8 | 4,480 | $2,000,000 | 2026-07-21 |
| 2101 SW 6th St | multi_family | 8 | 4 | 3,250 | $975,000 | 2026-05-13 |
| 1721 SW 11th Ter | multi_family | 8 | 4 | 4,461 | $1,520,000 | 2026-04-02 |
| 1642 SW 7th St | multi_family | 8 | 8 | 3,180 | $5,550,000 | 2026-01-23 |
| 415 SW 32nd Ave | multi_family | 8 | 8 | 5,682 | $2,682,400 | 2025-12-01 |
| 417 SW 32nd Ave Apt 4 | multi_family | 8 | 8 | 5,682 | $2,682,400 | 2025-12-01 |
| 2737 SW 2nd St | multi_family | 8 | 8 | 5,188 | $1,600,000 | 2025-12-01 |
| 1475 SW 7th St | multi_family | 8 | 4 | 3,638 | $1,150,000 | 2025-11-26 |
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 |
|---|---|---|---|---|---|---|
| 3431-3433 SW 4th St | multi_family | 8 | 6 | 3,429 | $1,249,000 | — |
| 2054 SW 5th St | multi_family | 8 | 5 | 3,048 | $895,000 | — |
| 1345 SW 7th St | multi_family | 8 | 4 | 3,592 | $1,995,000 | — |
10-year hold projection
IRR-2.8%
Equity multiple0.54x
Total return (10yr)$25,388
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,698,470 | $27,506 | -$78,743 | $1,304,897 | $393,573 |
| 2 | $1,749,424 | $28,609 | -$77,753 | $1,289,612 | $459,812 |
| 3 | $1,801,907 | $29,753 | -$76,725 | $1,273,277 | $528,630 |
| 4 | $1,855,964 | $30,938 | -$75,659 | $1,255,820 | $600,144 |
| 5 | $1,911,643 | $32,165 | -$74,553 | $1,237,165 | $674,478 |
| 6 | $1,968,992 | $33,437 | -$73,406 | $1,217,229 | $751,764 |
| 7 | $2,028,062 | $34,755 | -$72,216 | $1,195,923 | $832,139 |
| 8 | $2,088,904 | $36,120 | -$70,981 | $1,173,154 | $915,749 |
| 9 | $2,151,571 | $37,535 | -$69,701 | $1,148,822 | $1,002,749 |
| 10 | $2,216,118 | $39,000 | -$68,374 | $1,122,819 | $1,093,299 |
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.