5242 Fisher Island Dr Unit 5242
Miami Beach, FL 33109 · condos · For Sale · 701 days on market
Asking price$18,250,000
5 beds 6 baths 6,120 sqft
Suggested offer$12,163,180$6,086,820 above the est. market value of $12,163,180.
View on Realtor.com →Listed by Dora Puig · Luxe Living Realty
Typecondos
Built1992
Price / sqft$2982
Est. value (own analysis)$12,163,180
Rent estimate (own analysis)$75,000/mo
HOA$4,448/mo
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Statusfor_sale
Listed date2024-10-01
Removed date—
MLSMiamiMLS #A11659114
Coordinates25.76270, -80.14839
Address5242 Fisher Island Dr Unit 5242
CityMiami Beach
StateFL
Zip33109
Listing ID6514608267
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 | $18,250,000 |
| Down payment (20.0%) | $3,650,000 |
| Loan amount | $14,600,000 |
| Closing costs (5.0%) | $912,500 |
| Total cash to close | $4,562,500 |
| Income | |
| Rent (comp-derived) | $75,000$900,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $69,000$828,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $28,896$346,750 |
| Insurance (placeholder 0.8% of price) | $12,167$146,000 |
| HOA dues | $4,448$53,376 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $3,750$45,000 |
| Total operating expenses | $49,261$591,126 |
| 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) | $3,750$45,000 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 5 | 6 | 6,120 | $75,000 | 2026-07-02 | — | |
| condos | 5 | 7 | 6,060 | $125,000 | 2026-07-17 | — | |
| condos | 5 | 6 | 5,586 | $36,000 | 2025-11-19 | — | |
| condos | 5 | 7 | 4,500 | $100,000 | 2025-11-07 | — | |
| condos | 5 | 7 | 4,599 | $30,000 | 2026-04-30 | — |
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 |
Widened to city-wide. 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 |
|---|---|---|---|---|---|---|
| 1011 Links Dr | single_family | 5 | 4 | — | $32,000,000 | — |
| 7061 Fisher Island Dr Unit 7061 | condos | 5 | 7 | 7,630 | $36,250,000 | — |
| 121 2nd Dilido Ter | single_family | 5 | 6 | 3,614 | $725,000 | — |
| 800 S Pointe Dr Apt 2204 | condos | 5 | 7 | 9,049 | $78,000,000 | — |
| 441 N Hibiscus Dr | single_family | 5 | 7 | 4,827 | $19,500,000 | — |
| 126 W San Marino Dr | single_family | 5 | 7 | 7,890 | $35,995,000 | — |
| 1301 Flamingo Way | single_family | 5 | 3 | 2,743 | $4,900,000 | — |
| 821 Espanola Way | single_family | 5 | 5 | 2,410 | $1,850,000 | — |
10-year hold projection
IRR-3.7%
Equity multiple0.38x
Total return (10yr)-$443,606
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $18,797,500 | $236,874 | -$934,008 | $14,441,704 | $4,355,796 |
| 2 | $19,361,425 | $246,936 | -$925,072 | $14,272,537 | $5,088,888 |
| 3 | $19,942,268 | $257,373 | -$915,787 | $14,091,753 | $5,850,515 |
| 4 | $20,540,536 | $268,200 | -$906,143 | $13,898,555 | $6,641,981 |
| 5 | $21,156,752 | $279,429 | -$896,125 | $13,692,089 | $7,464,662 |
| 6 | $21,791,454 | $291,074 | -$885,722 | $13,471,446 | $8,320,009 |
| 7 | $22,445,198 | $303,150 | -$874,918 | $13,235,650 | $9,209,548 |
| 8 | $23,118,554 | $315,673 | -$863,701 | $12,983,663 | $10,134,891 |
| 9 | $23,812,111 | $328,656 | -$852,054 | $12,714,371 | $11,097,740 |
| 10 | $24,526,474 | $342,117 | -$839,964 | $12,426,586 | $12,099,888 |
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.