1642 SW 12th St
Miami, FL 33135 · single_family · For Sale · 76 days on market
Asking price$1,395,000
4 beds 4 baths 2,984 sqft
Listed by Jose Munoz · Real Broker LLC
Typesingle_family
Built1925
Price / sqft$467
Est. value (own analysis)$1,404,682
Rent estimate (own analysis)$6,200/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2026-06-18
Removed date—
MLSMiamiMLS #A12039269
Coordinates25.76147, -80.22131
Address1642 SW 12th St
CityMiami
StateFL
Zip33135
Listing ID6505560346
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 | $1,395,000 |
| Down payment (20.0%) | $279,000 |
| Loan amount | $1,116,000 |
| Closing costs (5.0%) | $69,750 |
| Total cash to close | $348,750 |
| Income | |
| Rent (comp-derived) | $6,200$74,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,704$68,448 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,209$26,505 |
| Insurance (est. scaled by flood & wind risk) | $1,395$16,740 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $310$3,720 |
| Total operating expenses | $3,914$46,965 |
| 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) | $310$3,720 |
| 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 | 2,075 | $8,750 | 2026-05-21 | — | |
| single_family | 4 | 3 | 2,225 | $5,200 | 2026-04-07 | — | |
| single_family | 4 | 3 | 2,122 | $6,200 | — | — |
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 |
|---|---|---|---|---|---|---|
| 1121 SW 36th Ave | single_family | 4 | 3 | 1,386 | $600,000 | 2026-08-31 |
| 2311 SW 2nd St | single_family | 4 | 2 | 1,976 | $750,000 | 2026-07-30 |
| 1837 SW 11th Ter | single_family | 4 | 3 | 2,428 | $971,000 | 2026-07-13 |
| 2006 SW 12th St | single_family | 4 | 3 | 2,460 | $1,250,000 | 2026-06-03 |
| 1720 SW 12th St | single_family | 4 | 3 | 1,949 | $1,050,000 | 2026-04-15 |
| 2363 SW 11th Ter | single_family | 4 | 2 | 1,426 | $840,000 | 2026-04-13 |
| 1200 SW 23rd Ct | single_family | 4 | 4 | 2,673 | $1,740,000 | 2026-04-10 |
| 2220 SW 12th St | single_family | 4 | 3 | 1,820 | $670,000 | 2026-01-30 |
| 1785 SW 10th St | single_family | 4 | 3 | 1,965 | $925,000 | 2026-01-29 |
| 1877 SW 6th St | single_family | 4 | 2 | 1,594 | $535,000 | 2025-12-29 |
| 3660 SW 12th St | single_family | 4 | 4 | 3,104 | $1,780,000 | 2025-12-17 |
| 1020 SW 33rd Ave | single_family | 4 | 2 | 1,326 | $660,000 | 2025-12-09 |
| 1020 SW 31st Ave | single_family | 4 | 3 | 1,743 | $824,000 | 2025-10-22 |
| 3202 SW 3rd St | single_family | 4 | 2 | 1,908 | $700,000 | 2025-10-21 |
| 1959 SW 12th St | single_family | 4 | 3 | 1,762 | $820,000 | 2025-10-02 |
| 2225 SW 11th Ter | single_family | 4 | 3 | 1,603 | $600,000 | 2025-09-25 |
| 1130 SW 23rd Ave | single_family | 4 | 5 | 2,328 | $1,370,000 | 2025-09-24 |
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 |
|---|---|---|---|---|---|---|
| 1223 SW 12th Ct Unit 1223 | condos | 4 | 5 | 3,103 | $1,750,000 | — |
| 1667 SW 10th St | single_family | 4 | 3 | 2,004 | $1,250,000 | — |
| 2427 SW 12th St | single_family | 4 | 3 | 1,900 | $1,185,000 | — |
| 1720 SW 11th Ter | single_family | 4 | 3 | 2,052 | $1,150,000 | — |
| 1621 SW 11th Ter | single_family | 4 | 4 | 2,446 | $2,300,000 | — |
| 1468 SW 2nd St | multi_family | 4 | 3 | 1,856 | $650,000 | — |
| 2940 SW 12th St | single_family | 4 | 3 | 2,512 | $1,299,000 | — |
| 2355 SW 1st St | single_family | 4 | 2 | 1,592 | $630,000 | — |
10-year hold projection
IRR-3.1%
Equity multiple0.48x
Total return (10yr)$2,126
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,436,850 | $21,483 | -$68,298 | $1,103,900 | $332,950 |
| 2 | $1,479,956 | $22,362 | -$67,511 | $1,090,969 | $388,986 |
| 3 | $1,524,354 | $23,274 | -$66,695 | $1,077,150 | $447,204 |
| 4 | $1,570,085 | $24,219 | -$65,848 | $1,062,382 | $507,702 |
| 5 | $1,617,187 | $25,198 | -$64,969 | $1,046,601 | $570,587 |
| 6 | $1,665,703 | $26,213 | -$64,056 | $1,029,735 | $635,968 |
| 7 | $1,715,674 | $27,265 | -$63,109 | $1,011,711 | $703,963 |
| 8 | $1,767,144 | $28,356 | -$62,127 | $992,449 | $774,695 |
| 9 | $1,820,159 | $29,486 | -$61,108 | $971,865 | $848,294 |
| 10 | $1,874,763 | $30,656 | -$60,050 | $949,867 | $924,896 |
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.