10225 SW 89th St
Miami, FL 33176 · townhomes · Pending — under contract · 13 days on market
Asking price$595,000
3 beds 3 baths 1,656 sqft
Suggested offer$525,892$69,108 above the est. market value of $525,892.
View on Realtor.com →Listed by Daniel Robinson · Houwzer LLC
Typetownhomes
Built1982
Price / sqft$359
Est. value (own analysis)$525,892
Rent estimate (own analysis)$3,150/mo
HOA$200/mo
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Statusfor_sale
Listed date2026-08-18
Removed date—
MLSMiamiMLS #A12073262
Coordinates25.68670, -80.35897
Address10225 SW 89th St
CityMiami
StateFL
Zip33176
Listing ID6511280225
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33176)
Typical home value (ZHVI)$630,508
Typical rent (ZORI)$2,301/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 | $595,000 |
| Down payment (20.0%) | $119,000 |
| Loan amount | $476,000 |
| Closing costs (5.0%) | $29,750 |
| Total cash to close | $148,750 |
| Income | |
| Rent (comp-derived) | $3,150$37,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,898$34,776 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $942$11,305 |
| Insurance (placeholder 0.8% of price) | $397$4,760 |
| HOA dues | $200$2,400 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $158$1,890 |
| Total operating expenses | $1,696$20,355 |
| 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) | $158$1,890 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 3 | 2 | 1,220 | $2,800 | 2026-08-11 | — | |
| townhomes | 3 | 2 | 1,400 | $3,095 | 2026-08-09 | — | |
| townhomes | 3 | 3 | 1,632 | $3,200 | 2026-07-23 | — | |
| townhomes | 3 | 2 | 1,584 | $3,350 | 2026-07-22 | — | |
| townhomes | 3 | 2 | 1,220 | $3,200 | 2026-07-21 | — | |
| townhomes | 3 | 2 | 1,220 | $3,000 | 2026-07-06 | — | |
| townhomes | 3 | 2 | 1,400 | $3,150 | 2026-08-28 | — |
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 |
|---|---|---|---|---|---|---|
| 11621 SW 90th St | townhomes | 3 | 3 | 1,704 | $585,000 | 2026-08-26 |
| 11483 SW 109th Rd Unit 2F | townhomes | 3 | 2 | 1,400 | $435,000 | 2026-08-21 |
| 11527 SW 90th St | townhomes | 3 | 2 | 1,317 | $480,000 | 2026-07-31 |
| 11040 SW 112th Ave | townhomes | 3 | 2 | 1,584 | $485,000 | 2026-07-31 |
| 13209 SW 95th Ave | townhomes | 3 | 3 | 1,535 | $620,000 | 2026-07-29 |
| 11020 SW 112th Ave | townhomes | 3 | 2 | 1,584 | $375,000 | 2026-07-14 |
| 9127 SW 96th Ave | townhomes | 3 | 3 | 1,672 | $475,000 | 2026-07-14 |
| 11245 SW 111th St | townhomes | 3 | 3 | 1,632 | $535,000 | 2026-06-30 |
| 13013 SW 95th Ave | townhomes | 3 | 2 | 1,535 | $590,000 | 2026-05-29 |
| 11491 SW 109th Rd Unit 15A | townhomes | 3 | 2 | 1,480 | $470,000 | 2026-05-27 |
| 12806 SW 91st Ct | townhomes | 3 | 3 | 1,548 | $585,000 | 2026-05-26 |
| 11405 SW 148th Ter | townhomes | 3 | 2 | 1,260 | $399,900 | 2026-05-15 |
| 10150 SW 88th St Apt 106 | townhomes | 3 | 3 | 1,610 | $450,000 | 2026-04-06 |
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 |
|---|---|---|---|---|---|---|
| 9123 SW 112th Ct | single_family | 3 | 3 | 1,952 | $689,900 | — |
| 14815 Bethune Dr | townhomes | 3 | 3 | — | $569,900 | — |
| 10220 SW 91st St | single_family | 3 | 2 | 1,987 | $925,000 | — |
| 13340 SW 112th Ct | single_family | 3 | 2 | 1,212 | $489,900 | — |
| 10471 SW 141 St | single_family | 3 | 1 | 2,328 | $550,000 | — |
| 11411 SW 109th Rd Unit 50Y | condos | 3 | 3 | 1,342 | $420,000 | — |
| 11530 SW 136th St | single_family | 3 | 1 | 1,070 | $525,000 | — |
| 14052 SW 110th Ave | single_family | 3 | 2 | 1,778 | $594,000 | — |
10-year hold projection
IRR-0.8%
Equity multiple0.87x
Total return (10yr)$57,869
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $612,850 | $14,421 | -$24,176 | $470,839 | $142,011 |
| 2 | $631,236 | $14,955 | -$23,689 | $465,324 | $165,912 |
| 3 | $650,173 | $15,508 | -$23,184 | $459,430 | $190,743 |
| 4 | $669,678 | $16,081 | -$22,662 | $453,131 | $216,547 |
| 5 | $689,768 | $16,673 | -$22,120 | $446,400 | $243,368 |
| 6 | $710,461 | $17,285 | -$21,560 | $439,206 | $271,255 |
| 7 | $731,775 | $17,919 | -$20,980 | $431,519 | $300,256 |
| 8 | $753,728 | $18,574 | -$20,379 | $423,304 | $330,425 |
| 9 | $776,340 | $19,253 | -$19,757 | $414,524 | $361,816 |
| 10 | $799,630 | $19,954 | -$19,113 | $405,142 | $394,489 |
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.