9840 NW 28th Ter
Doral, FL 33172 · single_family · For Sale · 26 days on market
Asking price$1,298,000
4 beds 3 baths 2,614 sqft
Suggested offer$905,777$392,223 above the est. market value of $905,777.
View on Realtor.com →Listed by Belinda Sime, PA · Sime Realty Corporation
Typesingle_family
Built1997
Price / sqft$497
Est. value (own analysis)$905,777
Rent estimate (own analysis)$5,700/mo
HOANone
1 / 40
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Statusfor_sale
Listed date2026-08-07
Removed date—
MLSMiamiMLS #A12067489
Coordinates25.80010, -80.35586
Address9840 NW 28th Ter
CityDoral
StateFL
Zip33172
Listing ID6498159465
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33172)
Typical home value (ZHVI)$300,752
Typical rent (ZORI)$2,402/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 | $1,298,000 |
| Down payment (20.0%) | $259,600 |
| Loan amount | $1,038,400 |
| Closing costs (5.0%) | $64,900 |
| Total cash to close | $324,500 |
| Income | |
| Rent (comp-derived) | $5,700$68,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,244$62,928 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,055$24,662 |
| Insurance (placeholder 0.8% of price) | $865$10,384 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $285$3,420 |
| Total operating expenses | $3,206$38,466 |
| 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) | $285$3,420 |
| 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 | 4 | 3 | 2,391 | $6,300 | 2026-07-01 | — | |
| single_family | 4 | 4 | 1,701 | $4,250 | 2026-06-10 | — | |
| single_family | 4 | 4 | 2,602 | $5,700 | 2026-08-27 | — |
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 |
|---|---|---|---|---|---|---|
| 981 NW 97th Ct | single_family | 4 | 3 | 1,786 | $727,000 | 2026-08-17 |
| 9761 NW 9th St | single_family | 4 | 4 | 2,602 | $900,000 | 2026-07-23 |
| 9924 NW 10th Ter | single_family | 4 | 4 | 3,010 | $980,000 | 2026-07-10 |
| 9796 NW 28th Ter | single_family | 4 | 3 | 2,853 | $1,650,000 | 2026-07-10 |
| 1005 NW 100th Ave | single_family | 4 | 3 | 2,391 | $990,000 | 2026-05-28 |
| 984 NW 104th Ave | single_family | 4 | 3 | 3,010 | $1,030,000 | 2026-05-14 |
| 9768 NW 30th St | single_family | 4 | 3 | 2,452 | $875,000 | 2026-05-14 |
| 9866 NW 10th St | single_family | 4 | 4 | 2,602 | $860,000 | 2026-03-25 |
| 10371 NW 10th St | single_family | 4 | 4 | 3,010 | $970,000 | 2026-01-28 |
| 1007 NW 99th Ct | single_family | 4 | 4 | 3,010 | $1,030,000 | 2025-12-01 |
| 10040 NW 10th St | single_family | 4 | 3 | 2,391 | $830,000 | 2025-11-07 |
| 6641946112 | single_family | 4 | 4 | 3,010 | $870,000 | 2025-10-22 |
| 9793 NW 29th Ter | single_family | 4 | 3 | 2,452 | $925,000 | 2025-09-30 |
| 9764 NW 32nd St | single_family | 4 | 3 | 2,207 | $940,000 | 2025-09-26 |
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 |
|---|---|---|---|---|---|---|
| 1007 NW 106th Ave Cir | single_family | 4 | 3 | 1,962 | $629,000 | — |
| single_family | 4 | 4 | 2,602 | $999,999 | — | |
| 9167 Fontainebleau Blvd Apt 3 | condos | 4 | 3 | 1,782 | $435,000 | — |
| 9167 Fontainebleau Blvd Apt 6 | townhomes | 4 | 3 | 1,782 | $469,900 | — |
| 9133 Fontainebleau Blvd Apt 5 | condos | 4 | 4 | 1,970 | $474,800 | — |
| 928 NW 106th Ave Cir | single_family | 4 | 3 | 1,634 | $799,999 | — |
| 9732 NW 32nd St | single_family | 4 | 3 | 2,400 | $939,999 | — |
| 9165 NW 33rd St Unit 9165 | townhomes | 4 | 4 | 2,335 | $850,000 | — |
10-year hold projection
IRR-2.2%
Equity multiple0.64x
Total return (10yr)$52,353
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,336,940 | $24,462 | -$59,034 | $1,027,141 | $309,799 |
| 2 | $1,377,048 | $25,388 | -$58,194 | $1,015,110 | $361,939 |
| 3 | $1,418,360 | $26,347 | -$57,323 | $1,002,252 | $416,108 |
| 4 | $1,460,910 | $27,339 | -$56,420 | $988,511 | $472,400 |
| 5 | $1,504,738 | $28,367 | -$55,485 | $973,826 | $530,911 |
| 6 | $1,549,880 | $29,430 | -$54,516 | $958,133 | $591,747 |
| 7 | $1,596,376 | $30,531 | -$53,512 | $941,363 | $655,013 |
| 8 | $1,644,268 | $31,670 | -$52,472 | $923,441 | $720,827 |
| 9 | $1,693,596 | $32,848 | -$51,395 | $904,288 | $789,308 |
| 10 | $1,744,403 | $34,068 | -$50,280 | $883,819 | $860,584 |
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.