8550 Old Cutler Rd
Coral Gables, FL 33143 · single_family · For Sale · 113 days on market
Asking price$7,695,000
6 beds 7 baths 6,045 sqft
Suggested offer$6,933,917$761,083 above the est. market value of $6,933,917.
View on Realtor.com →Listed by David Siddons · Douglas Elliman
Typesingle_family
Built1990
Price / sqft$1273
Est. value (own analysis)$6,933,917
Rent estimate (own analysis)$30,000/mo
HOANone
1 / 60
Show every detail
Statusfor_sale
Listed date2026-05-12
Removed date—
MLSMiamiMLS #A12016878
Coordinates25.69208, -80.26926
Address8550 Old Cutler Rd
CityCoral Gables
StateFL
Zip33143
Listing ID6488298511
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33143)
Typical home value (ZHVI)$957,553
Typical rent (ZORI)$2,761/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 | $7,695,000 |
| Down payment (20.0%) | $1,539,000 |
| Loan amount | $6,156,000 |
| Closing costs (5.0%) | $384,750 |
| Total cash to close | $1,923,750 |
| Income | |
| Rent (comp-derived) | $30,000$360,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $27,600$331,200 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $12,184$146,205 |
| Insurance (placeholder 0.8% of price) | $5,130$61,560 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,500$18,000 |
| Total operating expenses | $18,814$225,765 |
| 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) | $1,500$18,000 |
| 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 | 6 | 5,322 | $28,000 | 2026-06-17 | — | |
| single_family | 6 | 8 | 9,099 | $85,000 | 2026-05-04 | — | |
| single_family | 6 | 5 | 5,396 | $30,000 | 2026-02-13 | — |
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 |
|---|---|---|---|---|---|---|
| 7426 SW 49th Pl | single_family | 6 | 7 | 5,848 | $9,250,000 | 2026-08-05 |
| 6641 SW 85th St | single_family | 6 | 8 | 5,266 | $5,900,000 | 2026-07-30 |
| 7900 SW 57th Ct | single_family | 6 | 7 | 4,866 | $5,795,000 | 2026-07-02 |
| 277 Veleros Ct | single_family | 6 | 7 | 6,700 | $10,500,000 | 2026-06-30 |
| 7900 SW 54th Ave | single_family | 6 | 7 | 5,068 | $4,950,000 | 2026-06-25 |
| 4790 SW 78th St | single_family | 6 | 7 | 7,787 | $11,700,000 | 2026-06-25 |
| 6250 SW 78th St | single_family | 6 | 8 | 5,494 | $4,275,000 | 2026-06-24 |
| 7030 SW 72nd Ct | single_family | 6 | 8 | 5,112 | $3,800,000 | 2026-06-16 |
| 620 Tibidabo Ave | single_family | 6 | 6 | 3,924 | $5,159,500 | 2026-06-12 |
| 4871 SW 74th Ter | single_family | 6 | 6 | 5,521 | $8,500,000 | 2026-06-01 |
| 350 Costa Brava Ct | single_family | 6 | 5 | 5,938 | $6,000,000 | 2026-05-28 |
| 6450 SW 82nd St | single_family | 6 | 8 | 5,131 | $5,150,000 | 2026-05-22 |
| 7605 SW 71st Ave | single_family | 6 | 8 | 5,710 | $5,075,000 | 2026-05-19 |
| 7610 SW 48th Ct | single_family | 6 | 8 | 6,265 | $10,148,000 | 2026-05-09 |
| 7965 SW 53rd Ave | single_family | 6 | 6 | 4,093 | $5,600,000 | 2026-04-24 |
| 501 Casuarina Concourse | single_family | 6 | 6 | 9,682 | $55,000,000 | 2026-04-22 |
| 535 Casuarina Concourse | single_family | 6 | 6 | 6,680 | $55,000,000 | 2026-04-22 |
| 5001 Pine Dr | single_family | 6 | 8 | 4,395 | $13,500,000 | 2026-04-08 |
| 5847 SW 81st St | single_family | 6 | 7 | 4,973 | $6,200,000 | 2026-04-07 |
| 7001 SW 71st Ave | single_family | 6 | 8 | 5,473 | $4,700,000 | 2026-04-06 |
| 12 Tahiti Beach Island Rd | single_family | 6 | 9 | 10,441 | $32,000,000 | 2026-03-31 |
| 6495 SW 85th St | single_family | 6 | 6 | 4,313 | $4,100,000 | 2026-03-20 |
| 6003 SW 80th St | single_family | 6 | 6 | 6,847 | $6,700,000 | 2026-03-16 |
| 7975 SW 52nd Ct | single_family | 6 | 7 | 5,888 | $4,500,000 | 2026-03-12 |
| 231 Costanera Rd | single_family | 6 | 6 | 5,442 | $10,250,000 | 2026-01-30 |
| 6021 SW 86th St | single_family | 6 | 8 | 5,112 | $6,000,000 | 2026-01-14 |
| 6900 SW 72nd Ct | single_family | 6 | 8 | 6,698 | $7,400,000 | 2025-12-22 |
| 8264 SW 84th Ter | single_family | 6 | 5 | 3,497 | $1,650,000 | 2025-12-19 |
| 506 Sunset Dr | single_family | 6 | 6 | 7,354 | $7,500,000 | 2025-12-08 |
| 6401 SW 84th St | single_family | 6 | 8 | 6,028 | $5,385,000 | 2025-12-05 |
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 |
|---|---|---|---|---|---|---|
| 7740 SW 52nd Ave | single_family | 6 | 8 | 6,936 | $8,750,000 | — |
| 5731 SW 62nd Ter | single_family | 6 | 6 | 1,938 | $1,250,000 | — |
| 7235 SW 54th Ave | single_family | 6 | 7 | — | $7,690,000 | — |
| 7895 SW 52nd Ct | single_family | 6 | 8 | 6,377 | $9,625,000 | — |
| 5002 SW 86th St | single_family | 6 | 8 | 5,908 | $8,250,000 | — |
| 7430 SW 66th St | single_family | 6 | 8 | 5,609 | $4,599,000 | — |
| 8755 SW 54th Ave | single_family | 6 | 7 | 12,152 | $19,950,000 | — |
| 7700 SW 50th Ct | single_family | 6 | 7 | 5,804 | $7,490,000 | — |
10-year hold projection
IRR-3.5%
Equity multiple0.42x
Total return (10yr)-$118,526
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $7,925,850 | $105,435 | -$387,286 | $6,089,255 | $1,836,595 |
| 2 | $8,163,626 | $109,727 | -$383,444 | $6,017,927 | $2,145,698 |
| 3 | $8,408,534 | $114,176 | -$379,457 | $5,941,701 | $2,466,833 |
| 4 | $8,660,790 | $118,787 | -$375,318 | $5,860,240 | $2,800,550 |
| 5 | $8,920,614 | $123,566 | -$371,024 | $5,773,185 | $3,147,429 |
| 6 | $9,188,232 | $128,519 | -$366,567 | $5,680,152 | $3,508,080 |
| 7 | $9,463,879 | $133,652 | -$361,944 | $5,580,731 | $3,883,149 |
| 8 | $9,747,796 | $138,971 | -$357,147 | $5,474,482 | $4,273,314 |
| 9 | $10,040,230 | $144,482 | -$352,171 | $5,360,937 | $4,679,293 |
| 10 | $10,341,437 | $150,191 | -$347,010 | $5,239,594 | $5,101,843 |
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.