5235 Fisher Island Dr Unit 5235
Miami Beach, FL 33109 · condos · For Sale · 469 days on market
Asking price$3,890,000
2 beds 3 baths 1,950 sqft
Suggested offer$3,875,523$14,477 above the est. market value of $3,875,523.
View on Realtor.com →Listed by Elena Bluntzer · One Sotheby's International Realty
Typecondos
Built1992
Price / sqft$1995
Est. value (own analysis)$3,875,523
Rent estimate (own analysis)$21,450/mo
HOA$5,375/mo
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2025-05-21
Removed date—
MLSMiamiMLS #A11807441
Coordinates25.76270, -80.14839
Address5235 Fisher Island Dr Unit 5235
CityMiami Beach
StateFL
Zip33109
Listing ID6513453022
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33109)
Median sale price$4,500,000
Median days on market (sale)125
Active sale listings21
Median rent$9,093/mo
Active rental listings1
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33109 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $3,890,000 |
| Down payment (20.0%) | $778,000 |
| Loan amount | $3,112,000 |
| Closing costs (5.0%) | $194,500 |
| Total cash to close | $972,500 |
| Income | |
| Rent (comp-derived) | $21,450$257,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $19,734$236,808 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $6,159$73,910 |
| Insurance (est. scaled by flood & wind risk) | $5,057$60,684 |
| HOA dues | $5,375$64,500 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,073$12,870 |
| Total operating expenses | $17,664$211,964 |
| 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) | $1,073$12,870 |
| 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 | 1,429 | $16,900 | 2026-05-28 | — | |
| condos | 2 | 2 | 1,429 | $15,500 | 2025-04-25 | — | |
| condos | 2 | 2 | 1,429 | $15,000 | 2024-03-14 | — | |
| condos | 2 | 3 | 1,950 | $18,000 | 2026-07-08 | — | |
| condos | 2 | 2 | 1,875 | $28,000 | 2021-05-13 | — | |
| condos | 2 | 2 | 1,875 | $26,000 | 2024-04-17 | — | |
| condos | 2 | 3 | 1,912 | $24,000 | 2026-05-22 | — | |
| condos | 2 | 2 | 1,429 | $26,000 | 2025-11-21 | — | |
| condos | 2 | 3 | 1,847 | $25,000 | 2025-12-16 | — | |
| condos | 2 | 2 | 1,429 | $15,750 | 2025-04-25 | — | |
| condos | 2 | 2 | 1,875 | $18,900 | 2025-04-07 | — | |
| condos | 2 | 3 | 1,912 | $25,000 | — | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 2245 Fisher Island Dr Unit 3405 | condos | 2 | 3 | 1,912 | $3,800,000 | 2026-07-22 |
| 2225 Fisher Island Dr Unit 3205 | condos | 2 | 3 | 1,912 | $3,603,500 | 2026-06-30 |
| 5233 Fisher Island Dr Unit 5233 | condos | 4 | 5 | 3,790 | $7,400,000 | 2026-05-28 |
| 19236 Fisher Island Dr Unit 19236 | condos | 3 | 3 | 2,049 | $3,000,000 | 2026-05-19 |
| 7085 Fisher Island Dr Unit 7085 | condos | 5 | 7 | 7,630 | $28,000,000 | 2026-05-18 |
| 7433 Fisher Island Dr Unit 7433 | condos | 4 | 5 | 3,849 | $10,237,500 | 2026-04-27 |
| 7133 Fisher Island Dr Unit 7133 | condos | 6 | 6 | 7,025 | $14,425,000 | 2026-04-24 |
| 5322 Fisher Island Dr Unit 5322 | condos | 4 | 5 | 6,300 | $11,350,000 | 2026-04-20 |
| 7937 Fisher Island Dr Unit 7937 | condos | 3 | 4 | 2,530 | $8,550,000 | 2026-03-31 |
| 15512 Fisher Island Dr Unit 15512 | condo_townhome_rowhome_coop | 1 | 1 | 690 | $1,650,000 | 2026-03-27 |
| 2437 Fisher Island Dr Unit 5307 | condos | 3 | 4 | 3,192 | $4,700,000 | 2026-03-25 |
| 6800 Fisher Island Dr Unit 6823 | condos | 4 | 5 | 4,904 | $15,000,000 | 2026-02-16 |
| 2213 Fisher Island Dr Unit 3103 | condos | 4 | 4 | 3,192 | $5,350,000 | 2026-01-05 |
| 4922 Fisher Island Dr Unit 4922 | condos | 3 | 4 | 2,000 | $5,800,000 | 2025-12-31 |
| 5344 Fisher Island Dr Unit 5344 | condos | 3 | 3 | 1,950 | $3,600,000 | 2025-12-22 |
| 19152 Fisher Island Dr Unit 19152 | condos | 3 | 3 | 1,838 | $5,000,000 | 2025-12-10 |
| 2021 Fisher Island Dr Unit 2021 | condos | 3 | 4 | 2,744 | $4,300,000 | 2025-11-05 |
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 |
|---|---|---|---|---|---|---|
| 5222 Fisher Island Dr Unit 5222 | condos | 2 | 3 | 1,950 | $5,900,000 | — |
| 2122 Fisher Island Dr Unit 2122 | condos | 2 | 3 | 1,847 | $3,750,000 | — |
| 2425 Fisher Island Dr Unit 5205 | condos | 2 | 3 | 1,912 | $3,790,000 | — |
10-year hold projection
IRR-5.6%
Equity multiple0.06x
Total return (10yr)-$402,889
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,006,700 | $24,844 | -$228,009 | $3,078,259 | $928,441 |
| 2 | $4,126,901 | $26,649 | -$226,525 | $3,042,201 | $1,084,700 |
| 3 | $4,250,708 | $28,535 | -$224,969 | $3,003,667 | $1,247,041 |
| 4 | $4,378,229 | $30,504 | -$223,338 | $2,962,487 | $1,415,743 |
| 5 | $4,509,576 | $32,561 | -$221,628 | $2,918,478 | $1,591,098 |
| 6 | $4,644,863 | $34,708 | -$219,836 | $2,871,448 | $1,773,416 |
| 7 | $4,784,209 | $36,948 | -$217,960 | $2,821,188 | $1,963,021 |
| 8 | $4,927,736 | $39,285 | -$215,996 | $2,767,477 | $2,160,259 |
| 9 | $5,075,568 | $41,724 | -$213,940 | $2,710,077 | $2,365,491 |
| 10 | $5,227,835 | $44,267 | -$211,789 | $2,648,735 | $2,579,099 |
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.