2887 Pine Tree Dr
Miami Beach, FL 33140 · single_family · For Sale · 181 days on market
Asking price$6,799,000
6 beds 7 baths 5,181 sqft
Listed by Mendel Fellig · COMPASS
Typesingle_family
Built1934
Price / sqft$1312
Est. value (own analysis)$8,914,192
Rent estimate (own analysis)$50,000/mo
HOANone
1 / 45
Show every detail
Statusfor_sale
Listed date2026-03-05
Removed date—
MLSMiamiMLS #A11977120
Coordinates25.80640, -80.12748
Address2887 Pine Tree Dr
CityMiami Beach
StateFL
Zip33140
Listing ID6481372121
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33140)
Typical home value (ZHVI)$684,558
Typical rent (ZORI)$3,694/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 | $6,799,000 |
| Down payment (20.0%) | $1,359,800 |
| Loan amount | $5,439,200 |
| Closing costs (5.0%) | $339,950 |
| Total cash to close | $1,699,750 |
| Income | |
| Rent (comp-derived) | $50,000$600,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $46,000$552,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $10,765$129,181 |
| Insurance (placeholder 0.8% of price) | $4,533$54,392 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,500$30,000 |
| Total operating expenses | $17,798$213,573 |
| 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) | $2,500$30,000 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 6 | 8 | 6,296 | $69,000 | 2026-08-22 | — | |
| single_family | 6 | 7 | 3,762 | $40,000 | 2026-04-19 | — | |
| single_family | 6 | 7 | 5,181 | $50,000 | 2026-04-13 | — |
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 |
|---|---|---|---|---|---|---|
| 5215 Pine Tree Dr | single_family | 6 | 5 | 4,535 | $9,550,000 | 2026-09-01 |
| 5825 Alton Rd | single_family | 6 | 5 | 3,378 | $4,700,000 | 2026-05-22 |
| 2701 N Bay Rd | single_family | 6 | 7 | 4,389 | $4,500,000 | 2026-05-21 |
| 1745 W 24th St | single_family | 6 | 9 | 6,231 | $34,000,000 | 2026-05-15 |
| 2300 Sunset Dr | single_family | 6 | 8 | 5,343 | $13,000,000 | 2026-05-15 |
| 3500 Flamingo Dr | single_family | 6 | 8 | 6,132 | $8,600,000 | 2026-05-14 |
| 4510 Prairie Ave | single_family | 6 | 7 | 5,633 | $11,500,000 | 2026-05-07 |
| 2024 Alton Rd | single_family | 6 | 3 | 3,032 | $1,900,000 | 2026-03-27 |
| 4539 Pine Tree Dr | single_family | 6 | 4 | 5,818 | $15,600,000 | 2026-03-27 |
| 4340 N Bay Rd | single_family | 6 | 8 | 8,748 | $25,000,000 | 2026-03-16 |
| 1818 W 23rd St | single_family | 6 | 7 | 6,316 | $26,000,000 | 2026-01-15 |
| 5905 N Bay Rd | single_family | 6 | 4 | 5,700 | $5,000,000 | 2025-12-31 |
| 4425 Adams Ave | single_family | 6 | 7 | 5,331 | $7,175,000 | 2025-12-17 |
| 2456 Prairie Ave | single_family | 6 | 6 | 4,330 | $7,450,000 | 2025-11-24 |
| 800 W 47th St | single_family | 6 | 9 | 2,791 | $2,885,000 | 2025-11-10 |
| 3605 Flamingo Dr | single_family | 6 | 4 | 5,266 | $11,000,000 | 2025-11-05 |
| 2424 Prairie Ave | single_family | 6 | 5 | 3,785 | $2,830,000 | 2025-10-20 |
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 |
|---|---|---|---|---|---|---|
| 2520 Shelter Ave | single_family | 6 | 7 | 5,768 | $19,750,000 | — |
| 528 Lakeview Ct | single_family | 6 | 7 | 5,406 | $14,800,000 | — |
| 4442 Prairie Ave | single_family | 6 | 7 | 5,000 | $11,995,000 | — |
| 6015 N Bay Rd | single_family | 6 | 8 | 4,590 | $9,700,000 | — |
| 3310 Garden Ave | single_family | 6 | 7 | 5,168 | $6,300,000 | — |
| 2499 N Meridian Ave | single_family | 6 | 7 | 5,151 | $12,450,000 | — |
| 5005 Lakeview Dr | single_family | 6 | 5 | 5,775 | $28,800,000 | — |
| 5309 Alton Rd | single_family | 6 | 6 | 6,011 | $4,695,000 | — |
10-year hold projection
IRR6.2%
Equity multiple1.98x
Total return (10yr)$2,552,757
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $7,002,970 | $338,427 | -$111,018 | $5,380,227 | $1,622,743 |
| 2 | $7,213,059 | $349,648 | -$100,547 | $5,317,204 | $1,895,855 |
| 3 | $7,429,451 | $361,232 | -$89,732 | $5,249,854 | $2,179,597 |
| 4 | $7,652,334 | $373,191 | -$78,561 | $5,177,878 | $2,474,456 |
| 5 | $7,881,904 | $385,536 | -$67,023 | $5,100,960 | $2,780,944 |
| 6 | $8,118,362 | $398,281 | -$55,106 | $5,018,760 | $3,099,602 |
| 7 | $8,361,912 | $411,438 | -$42,798 | $4,930,915 | $3,430,998 |
| 8 | $8,612,770 | $425,019 | -$30,087 | $4,837,037 | $3,775,732 |
| 9 | $8,871,153 | $439,039 | -$16,958 | $4,736,713 | $4,134,440 |
| 10 | $9,137,287 | $453,511 | -$3,400 | $4,629,500 | $4,507,788 |
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.