111 E Flagler St Apt 805
Miami, FL 33131 · condos · For Sale · 170 days on market
Asking price$305,000
2 beds 1 baths 836 sqft
Listed by Gabriella Terzian Cartiglia · Investcounsel, Llc
Typecondos
Built1951
Price / sqft$365
Est. value (own analysis)$485,641
Rent estimate (own analysis)$4,000/mo
HOA$973/mo
Wind10/10Extreme$Heat10/10ExtremeFlood5/10major$Air2/10MinorWildfire1/10Minimal
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Show every detail
Statusfor_sale
Listed date2026-03-16
Removed date—
MLSMiamiMLS #A11983139
Coordinates25.77450, -80.19175
Address111 E Flagler St Apt 805
CityMiami
StateFL
Zip33131
Listing ID6488897393
Sourceus-real-estate-listings, cached 2026-08-29
ZIP market snapshot (33131)
Typical home value (ZHVI)$587,486
Typical rent (ZORI)$3,815/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 | $305,000 |
| Down payment (20.0%) | $61,000 |
| Loan amount | $244,000 |
| Closing costs (5.0%) | $15,250 |
| Total cash to close | $76,250 |
| Income | |
| Rent (comp-derived) | $4,000$48,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,680$44,160 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $483$5,795 |
| Insurance (est. scaled by flood & wind risk) | $356$4,270 |
| HOA dues | $973$11,676 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $200$2,400 |
| Total operating expenses | $2,012$24,141 |
| 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) | $200$2,400 |
| 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 | 2 | 2 | 1,091 | $4,850 | 2026-08-21 | — | |
| condos | 2 | 2 | 968 | $3,600 | 2026-08-20 | — | |
| condos | 2 | 2 | 930 | $3,700 | 2026-08-19 | — | |
| condos | 2 | 2 | 1,091 | $6,500 | 2026-08-19 | — | |
| condos | 2 | 2 | 850 | $3,250 | 2026-08-18 | — | |
| condos | 2 | 2 | 968 | $3,850 | 2026-08-17 | — | |
| apartment | 2 | 2 | 990 | $3,300 | 2026-08-16 | — | |
| condos | 2 | 1 | 1,072 | $4,300 | 2026-08-15 | — | |
| apartment | 2 | 2 | 1,100 | $5,300 | 2026-08-14 | — | |
| condos | 2 | 2 | 1,111 | $4,200 | 2026-08-14 | — | |
| condos | 2 | 2 | 1,105 | $4,400 | 2026-08-14 | — | |
| apartment | 2 | 2 | 1,126 | $4,500 | 2026-08-13 | — | |
| condos | 2 | 2 | 1,030 | $3,900 | 2026-08-12 | — | |
| condos | 2 | 2 | 1,101 | $4,800 | 2026-08-12 | — | |
| condos | 2 | 2 | 1,065 | $4,000 | 2026-08-10 | — | |
| condos | 2 | 3 | 969 | $6,500 | 2026-08-10 | — | |
| condos | 2 | 2 | 1,123 | $4,500 | 2026-08-07 | — | |
| apartment | 2 | 2 | 1,090 | $5,800 | 2026-02-13 | — | |
| condos | 2 | 2 | 1,105 | $4,200 | 2026-08-07 | — | |
| condos | 2 | 2 | 985 | $4,200 | 2026-08-06 | — | |
| condos | 2 | 2 | 960 | $4,000 | 2026-08-06 | — | |
| condos | 2 | 2 | 990 | $3,790 | 2026-08-05 | — | |
| condos | 2 | 2 | 1,105 | $4,000 | 2026-08-05 | — | |
| condos | 2 | 2 | 1,124 | $4,300 | 2026-07-27 | — | |
| condos | 2 | 2 | 990 | $2,950 | 2026-07-23 | — | |
| condos | 2 | 2 | 1,012 | $5,950 | 2026-07-22 | — | |
| apartment | 2 | 2 | 990 | $3,200 | 2026-07-18 | — | |
| condos | 2 | 2 | 960 | $4,000 | 2026-07-16 | — | |
| condos | 2 | 2 | 791 | $4,000 | 2026-07-16 | — | |
| condos | 2 | 2 | 970 | $5,300 | 2026-07-16 | — | |
| condos | 2 | 2 | 1,088 | $4,295 | 2026-07-15 | — | |
| condos | 2 | 2 | 942 | $3,390 | 2026-07-15 | — | |
| condos | 2 | 2 | 1,091 | $4,850 | 2026-07-15 | — | |
| condos | 2 | 2 | 1,105 | $4,800 | 2026-07-14 | — | |
| condos | 2 | 2 | 977 | $3,600 | 2026-07-13 | — | |
| condos | 2 | 2 | 990 | $3,150 | 2026-07-12 | — | |
| condos | 2 | 2 | 990 | $3,750 | 2026-07-11 | — | |
| condos | 2 | 2 | 1,123 | $4,300 | 2026-07-11 | — | |
| condos | 2 | 2 | 1,012 | $4,400 | 2026-07-10 | — | |
| condos | 2 | 2 | 930 | $3,200 | 2026-07-10 | — | |
| condos | 2 | 2 | 1,028 | $5,500 | 2026-07-10 | — | |
| condos | 2 | 2 | 1,113 | $5,600 | 2026-07-10 | — | |
| condos | 2 | 2 | 1,006 | $4,200 | 2026-07-09 | — | |
| condos | 2 | 2 | 930 | $3,400 | 2026-07-08 | — | |
| condos | 2 | 2 | 997 | $6,800 | 2026-07-07 | — | |
| condos | 2 | 2 | 1,015 | $2,975 | 2026-07-06 | — | |
| condos | 2 | 2 | 1,028 | $5,150 | 2026-07-03 | — | |
| condos | 2 | 2 | 1,113 | $4,500 | 2026-07-02 | — | |
| condos | 2 | 2 | 1,110 | $3,490 | 2026-07-01 | — | |
| condos | 2 | 2 | 986 | $4,850 | 2026-07-01 | — | |
| condos | 2 | 2 | 1,017 | $3,650 | 2026-06-30 | — | |
| condos | 2 | 2 | 960 | $4,500 | 2026-06-29 | — | |
| condos | 2 | 2 | 990 | $3,500 | 2026-06-26 | — | |
| condos | 2 | 2 | 1,120 | $5,200 | 2026-06-25 | — | |
| condos | 2 | 2 | 1,101 | $4,600 | 2026-06-24 | — | |
| condos | 2 | 2 | 970 | $5,700 | 2026-06-24 | — | |
| condos | 2 | 2 | 986 | $4,200 | 2026-06-24 | — | |
| condos | 2 | 2 | 930 | $3,900 | 2026-06-23 | — | |
| condos | 2 | 2 | 1,041 | $5,300 | 2026-06-22 | — | |
| condos | 2 | 2 | 1,012 | $6,700 | 2026-06-18 | — | |
| condos | 2 | 2 | 1,065 | $4,500 | 2026-06-18 | — | |
| condos | 2 | 2 | 990 | $3,000 | 2026-06-17 | — | |
| condos | 2 | 2 | 945 | $2,750 | 2026-06-17 | — | |
| condos | 2 | 2 | 1,105 | $3,600 | 2026-06-17 | — | |
| condos | 2 | 1 | 953 | $5,750 | 2026-06-17 | — | |
| condos | 2 | 1 | 953 | $5,750 | 2026-06-17 | — | |
| condos | 2 | 2 | 1,113 | $4,300 | 2026-06-12 | — | |
| condos | 2 | 2 | 1,041 | $6,200 | 2026-04-30 | — | |
| condos | 2 | 2 | 1,117 | $3,750 | 2026-06-09 | — | |
| condos | 2 | 2 | 1,000 | $4,400 | 2026-06-07 | — | |
| condos | 2 | 2 | 962 | $3,150 | 2026-06-01 | — | |
| condos | 2 | 2 | 1,120 | $4,700 | 2026-06-01 | — | |
| condos | 2 | 3 | 969 | $5,200 | 2026-05-29 | — | |
| condos | 2 | 2 | 1,041 | $7,000 | 2026-05-22 | — | |
| condos | 2 | 2 | 1,041 | $7,100 | 2026-05-22 | — | |
| condos | 2 | 2 | 1,030 | $6,900 | 2026-05-22 | — | |
| condos | 2 | 2 | 1,051 | $3,500 | 2026-05-19 | — | |
| condos | 2 | 2 | 1,012 | $4,300 | 2026-05-18 | — | |
| condos | 2 | 2 | 990 | $4,200 | 2026-05-18 | — | |
| condos | 2 | 2 | 1,116 | $3,900 | 2026-05-12 | — | |
| condos | 2 | 2 | 1,086 | $4,500 | 2026-05-10 | — | |
| condos | 2 | 2 | 985 | $3,975 | 2026-05-04 | — | |
| condos | 2 | 2 | 1,030 | $4,600 | 2026-04-30 | — | |
| condos | 2 | 2 | 1,041 | $5,250 | 2026-08-28 | — | |
| condos | 2 | 2 | 1,100 | $4,000 | 2026-08-04 | — | |
| condos | 2 | 2 | 977 | $3,500 | 2026-08-04 | — | |
| condos | 2 | 2 | 1,088 | $4,500 | 2026-08-03 | — | |
| condos | 2 | 3 | 1,058 | $4,000 | 2026-08-03 | — | |
| condos | 2 | 2 | 842 | $4,999 | 2026-08-03 | — | |
| condos | 2 | 2 | 1,012 | $5,300 | 2026-08-03 | — | |
| condos | 2 | 2 | 1,070 | $6,300 | 2026-08-01 | — | |
| condos | 2 | 2 | 1,012 | $5,500 | 2026-07-31 | — | |
| apartment | 2 | 2 | 1,016 | $4,800 | 2026-07-31 | — | |
| condos | 2 | 2 | 1,117 | $4,300 | 2026-07-30 | — | |
| condos | 2 | 2 | 1,060 | $2,850 | 2026-07-29 | — | |
| condos | 2 | 2 | 986 | $4,500 | 2026-07-28 | — | |
| apartment | 2 | 2 | 990 | $3,300 | 2026-07-28 | — | |
| condos | 2 | 2 | 960 | $4,000 | 2026-07-28 | — | |
| condos | 2 | 2 | 1,104 | $4,000 | 2026-07-27 | — | |
| condos | 2 | 2 | 1,110 | $3,500 | — | — | |
| condos | 2 | 2 | 1,080 | $4,000 | 2024-04-26 | — | |
| apartment | 2 | 2 | 1,116 | $3,600 | 2026-01-31 | — | |
| condos | 2 | 2 | 1,096 | $4,000 | 2026-01-31 | — | |
| apartment | 2 | 2 | 1,124 | $4,500 | 2023-02-26 | — | |
| condos | 2 | 2 | 1,045 | $3,000 | 2026-03-11 | — | |
| condos | 2 | 2 | 1,088 | $3,900 | 2026-08-24 | — | |
| condos | 2 | 2 | 990 | $2,990 | 2026-04-09 | — | |
| condos | 2 | 2 | 990 | $3,450 | 2026-03-08 | — | |
| condos | 2 | 2 | 1,110 | $3,500 | 2026-03-26 | — | |
| condos | 2 | 2 | 1,040 | $3,450 | 2026-02-02 | — | |
| condos | 2 | 2 | 1,041 | $5,899 | 2026-04-08 | — | |
| condos | 2 | 2 | 1,012 | $4,100 | 2026-04-14 | — | |
| condos | 2 | 1 | 736 | $2,995 | 2026-02-03 | — | |
| condos | 2 | 1 | 818 | $4,500 | 2026-02-18 | — | |
| condos | 2 | 2 | 990 | $3,290 | 2026-03-16 | — | |
| condos | 2 | 2 | 1,088 | $3,650 | 2026-04-19 | — | |
| condos | 2 | 2 | 1,091 | $4,150 | 2025-10-13 | — | |
| condos | 2 | 2 | 960 | $4,500 | 2025-08-19 | — | |
| condos | 2 | 2 | 1,012 | $6,500 | 2026-02-24 | — | |
| condos | 2 | 2 | 1,016 | $3,850 | 2026-03-11 | — | |
| condos | 2 | 2 | 1,012 | $4,575 | 2026-03-06 | — | |
| condos | 2 | 2 | 1,101 | $5,600 | 2026-02-23 | — | |
| condos | 2 | 2 | 1,041 | $6,000 | 2026-04-23 | — | |
| condos | 2 | 2 | 1,041 | $5,950 | 2026-03-17 | — | |
| condos | 2 | 2 | 791 | $3,800 | — | — | |
| condos | 2 | 2 | 791 | $3,100 | — | — | |
| condos | 2 | 2 | 990 | $3,290 | — | — | |
| condos | 2 | 2 | 990 | $3,790 | — | — | |
| condos | 2 | 1 | 1,072 | $4,300 | — | — | |
| condos | 2 | 2 | 1,050 | $3,800 | — | — | |
| apartment | 2 | 2 | 1,035 | $3,730 | — | — | |
| condos | 2 | 2 | 1,016 | $3,500 | — | — | |
| apartment | 2 | 2 | 985 | $3,600 | — | — | |
| condos | 2 | 2 | 1,016 | $3,950 | 2026-08-28 | — | |
| condos | 2 | 2 | 1,110 | $3,500 | — | — | |
| condos | 2 | 2 | 1,091 | $4,500 | — | — | |
| apartment | 2 | 2 | 798 | $3,100 | — | — | |
| condos | 2 | 2 | 1,030 | $3,900 | 2026-08-28 | — | |
| condos | 2 | 2 | 1,105 | $3,750 | 2026-08-28 | — | |
| condos | 2 | 2 | 1,123 | $4,500 | 2026-08-26 | — | |
| condos | 2 | 2 | 1,100 | $4,650 | 2026-08-26 | — | |
| apartment | 2 | 2 | 1,086 | $4,400 | 2026-08-26 | — | |
| condos | 2 | 2 | 990 | $3,900 | 2026-03-04 | — | |
| condos | 2 | 2 | 1,120 | $5,200 | 2026-08-27 | — | |
| apartment | 2 | 2 | 1,035 | $3,865 | — | — | |
| apartment | 2 | 2 | 1,035 | $4,025 | — | — | |
| apartment | 2 | 2 | 1,044 | $3,645 | — | — | |
| apartment | 2 | 2 | 1,046 | $3,640 | — | — | |
| apartment | 2 | 2 | 1,039 | $3,675 | — | — | |
| apartment | 2 | 2 | 1,046 | $3,685 | — | — | |
| apartment | 2 | 2 | 1,046 | $3,675 | — | — | |
| apartment | 2 | 2 | 1,039 | $3,660 | — | — | |
| apartment | 2 | 2 | 1,039 | $3,660 | — | — | |
| apartment | 2 | 2 | 1,046 | $3,585 | — | — | |
| apartment | 2 | 2 | 1,046 | $3,595 | — | — | |
| apartment | 2 | 2 | 1,046 | $3,630 | — | — | |
| apartment | 2 | 2 | 1,035 | $3,775 | — | — | |
| apartment | 2 | 2 | 1,039 | $3,655 | — | — | |
| apartment | 2 | 2 | 1,046 | $3,710 | — | — | |
| apartment | 2 | 2 | 1,056 | $3,845 | — | — | |
| apartment | 2 | 2 | 1,035 | $3,810 | — | — | |
| apartment | 2 | 2 | 1,040 | $3,865 | — | — | |
| apartment | 2 | 2 | 1,040 | $3,910 | — | — | |
| apartment | 2 | 2 | 1,106 | $4,136 | — | — | |
| apartment | 2 | 2 | 1,125 | $4,515 | — | — | |
| condos | 2 | 2 | 1,105 | $4,100 | 2026-08-28 | — | |
| condos | 2 | 2 | 990 | $3,599 | 2026-08-30 | — | |
| condos | 2 | 2 | 1,066 | $4,400 | 2026-08-30 | — | |
| condos | 2 | 2 | 1,037 | $8,300 | 2026-08-31 | — | |
| condos | 2 | 2 | 1,016 | $3,950 | — | — | |
| condos | 2 | 2 | 977 | $3,500 | 2026-09-01 | — | |
| condos | 2 | 2 | 1,012 | $5,900 | 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 |
|---|---|---|---|---|---|---|
| 848 Brickell Key Dr Apt 2702 | condos | 2 | 2 | 1,440 | $920,000 | 2026-09-02 |
| 1000 Brickell Plz Unit 4809 | condos | 2 | 3 | 1,236 | $1,365,000 | 2026-08-28 |
| 41 SE 5th St Apt 1202 | condos | 2 | 2 | 1,289 | $580,000 | 2026-08-21 |
| 68 SE 6th St Apt 810 | condos | 2 | 2 | 1,193 | $810,000 | 2026-08-20 |
| 335 S Biscayne Blvd Apt 3807 | condos | 2 | 2 | 1,178 | $655,000 | 2026-08-17 |
| 335 S Biscayne Blvd Apt 3005 | condos | 2 | 2 | 1,227 | $640,000 | 2026-08-14 |
| 41 SE 5th St Apt 1702 | condos | 2 | 2 | 1,289 | $625,000 | 2026-08-07 |
| 701 Brickell Key Blvd Apt 1605 | condos | 2 | 2 | 1,236 | $650,000 | 2026-08-07 |
| 31 SE 6th St Apt 301 | condos | 2 | 2 | 1,116 | $520,000 | 2026-08-05 |
| 300 Biscayne Blvd Way Apt 2505 | condos | 2 | 4 | 1,699 | $2,050,000 | 2026-07-30 |
| 1010 Brickell Ave Unit 1504 | condos | 2 | 3 | 1,325 | $870,000 | 2026-07-27 |
| 68 SE 6th St Apt 2409 | condos | 2 | 3 | 1,373 | $980,000 | 2026-07-27 |
| 151 SE 1st St Apt 3202 | condos | 2 | 1 | 736 | $452,000 | 2026-07-24 |
| 901 Brickell Key Blvd Apt 1409 | condos | 2 | 3 | 1,418 | $1,100,000 | 2026-07-22 |
| 1450 Brickell Bay Dr Apt 311 | condos | 2 | 2 | 1,030 | $470,000 | 2026-07-20 |
| 170 SE 14th St Apt 2705 | condos | 2 | 2 | 942 | $483,000 | 2026-07-16 |
| 1200 Brickell Bay Dr Apt 3123 | condos | 2 | 2 | 1,105 | $629,000 | 2026-07-13 |
| 200 Biscayne Boulevard Way Apt 509 | condos | 2 | 3 | 1,489 | $1,700,000 | 2026-07-10 |
| 68 SE 6th St Apt 2807 | condos | 2 | 3 | 1,244 | $940,000 | 2026-07-10 |
| 888 Brickell Key Dr Apt 210 | condos | 2 | 2 | 1,310 | $760,000 | 2026-07-07 |
| 31 SE 5th St Apt 2604 | condos | 2 | 2 | 1,051 | $540,000 | 2026-07-06 |
| 41 SE 5th St Apt 1609 | condos | 2 | 2 | 1,510 | $600,000 | 2026-07-02 |
| 905 Brickell Bay Dr Apt 1121 | condos | 2 | 2 | 990 | $353,000 | 2026-07-02 |
| 41 SE 5th St Apt 1709 | condos | 2 | 2 | 1,510 | $590,000 | 2026-06-30 |
| 950 Brickell Bay Dr Apt 3610 | condos | 2 | 3 | 1,278 | $1,075,000 | 2026-06-30 |
| 808 Brickell Key Dr Apt 3702 | condos | 2 | 3 | 1,709 | $1,800,000 | 2026-06-26 |
| 801 Brickell Key Blvd Apt 2502 | condos | 2 | 2 | 1,280 | $840,000 | 2026-06-26 |
| 1425 Brickell Ave Apt 57A | condos | 2 | 2 | 1,579 | $2,700,000 | 2026-06-25 |
| 55 SE 6th St Apt 4110 | condos | 2 | 2 | 1,200 | $570,000 | 2026-06-25 |
| 465 Brickell Ave Apt 3202 | condos | 2 | 2 | 1,269 | $830,000 | 2026-06-24 |
| 495 Brickell Ave Apt 4011 | condos | 2 | 2 | 1,255 | $730,000 | 2026-06-18 |
| 185 SE 14th Ter Apt 1105 | condos | 2 | 2 | 930 | $416,000 | 2026-06-18 |
| 500 Brickell Ave Apt 501 | condos | 2 | 2 | 1,100 | $500,000 | 2026-06-17 |
| 200 Biscayne Boulevard Way Apt 4801 | condos | 2 | 3 | 2,457 | $1,810,000 | 2026-06-16 |
| 1331 Brickell Bay Dr Apt 2802 | condos | 2 | 2 | 1,529 | $1,200,000 | 2026-06-15 |
| 701 Brickell Key Blvd Apt 1106 | condos | 2 | 3 | 1,288 | $685,000 | 2026-06-15 |
| 325 S Biscayne Blvd Ph LPH19 | condos | 2 | 2 | 1,227 | $750,000 | 2026-06-12 |
| 55 SE 6th St Apt 1807 | condos | 2 | 2 | 1,200 | $578,000 | 2026-06-11 |
| 335 S Biscayne Blvd Apt 1607 | condos | 2 | 2 | 1,178 | $669,000 | 2026-06-11 |
| 500 Brickell Ave Apt 2510 | condos | 2 | 2 | 1,197 | $550,000 | 2026-06-11 |
| 950 Brickell Bay Dr Apt 4710 | condos | 2 | 3 | 1,278 | $1,149,000 | 2026-06-09 |
| 901 Brickell Key Blvd Apt 3407 | condos | 2 | 3 | 1,784 | $1,760,000 | 2026-06-09 |
| 31 SE 5th St Apt 2610 | condos | 2 | 2 | 1,110 | $480,000 | 2026-06-08 |
| 1155 Brickell Bay Dr Apt 2409 | condos | 2 | 2 | 1,140 | $670,000 | 2026-06-04 |
| 701 Brickell Key Blvd Apt 1506 | condos | 2 | 3 | 1,288 | $730,000 | 2026-05-29 |
| 200 Biscayne Boulevard Way Apt 506 | condos | 2 | 3 | 1,607 | $1,300,000 | 2026-05-26 |
| 770 Claughton Island Dr Apt 704 | condos | 2 | 2 | 968 | $450,000 | 2026-05-22 |
| 1155 Brickell Bay Dr Apt 903 | condos | 2 | 2 | 1,140 | $525,000 | 2026-05-21 |
| 951 Brickell Ave Apt 1806 | condos | 2 | 2 | 1,113 | $695,000 | 2026-05-21 |
| 808 Brickell Key Dr Apt 2502 | condos | 2 | 3 | 1,709 | $1,277,000 | 2026-05-20 |
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 |
|---|---|---|---|---|---|---|
| 111 E Flagler St Apt 705 | condos | 2 | 1 | 836 | $289,000 | — |
| 41 SE 5th St Apt 1108 | condos | 2 | 2 | 1,402 | $593,000 | — |
| 500 Brickell Ave Apt 3707 | condos | 2 | 2 | 1,197 | $675,000 | — |
| 465 E Brickell Ave Unit 5305 | condos | 2 | 2 | 1,313 | $1,270,000 | — |
| 520 Brickell Key Dr Apt A710 | condos | 2 | 2 | 1,464 | $595,000 | — |
| 1451 Brickell Ave Unit 4103 | condos | 2 | 3 | 1,226 | $1,565,000 | — |
| 475 Brickell Ave Apt 5109 | condos | 2 | 2 | 1,167 | $685,000 | — |
| 701 Brickell Key Blvd Apt 2511 | condos | 2 | 2 | 1,267 | $899,000 | — |
10-year hold projection
IRR10.2%
Equity multiple2.60x
Total return (10yr)$161,952
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $314,150 | $20,019 | -$1,197 | $241,354 | $72,796 |
| 2 | $323,575 | $20,740 | -$536 | $238,527 | $85,047 |
| 3 | $333,282 | $21,486 | $149 | $235,506 | $97,776 |
| 4 | $343,280 | $22,258 | $857 | $232,277 | $111,003 |
| 5 | $353,579 | $23,055 | $1,590 | $228,827 | $124,752 |
| 6 | $364,186 | $23,880 | $2,349 | $225,139 | $139,047 |
| 7 | $375,112 | $24,733 | $3,134 | $221,199 | $153,913 |
| 8 | $386,365 | $25,615 | $3,946 | $216,987 | $169,378 |
| 9 | $397,956 | $26,527 | $4,787 | $212,487 | $185,469 |
| 10 | $409,895 | $27,470 | $5,657 | $207,677 | $202,217 |
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.