3100 N Bay Rd
Miami Beach, FL 33140 · single_family · For Sale · 443 days on market
Asking price$100,000,000
7 beds 10 baths 10,250 sqft
Suggested offer$39,571,760$60,428,240 above the est. market value of $39,571,760.
View on Realtor.com →Listed by Lourdes Alatriste · Douglas Elliman
Typesingle_family
Built2024
Price / sqft$9756
Est. value (own analysis)$39,571,760
Rent estimate (own analysis)$145,000/mo
HOANone
1 / 9
Show every detail
Statusfor_sale
Listed date2025-06-16
Removed date—
MLSMiamiMLS #A11820623
Coordinates25.80835, -80.13819
Address3100 N Bay Rd
CityMiami Beach
StateFL
Zip33140
Listing ID6539761399
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33140)
Typical home value (ZHVI)$684,558
Typical rent (ZORI)$3,694/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 | $100,000,000 |
| Down payment (20.0%) | $20,000,000 |
| Loan amount | $80,000,000 |
| Closing costs (5.0%) | $5,000,000 |
| Total cash to close | $25,000,000 |
| Income | |
| Rent (comp-derived) | $145,000$1,740,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $133,400$1,600,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $158,333$1,900,000 |
| Insurance (placeholder 0.8% of price) | $66,667$800,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $7,250$87,000 |
| Total operating expenses | $232,250$2,787,000 |
| 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) | $7,250$87,000 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 7 | 9 | 8,324 | $95,000 | 2026-08-13 | — | |
| single_family | 7 | 9 | 7,356 | $215,000 | 2026-03-11 | — | |
| single_family | 7 | 8 | 8,110 | $145,000 | 2026-02-02 | — |
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 |
|---|---|---|---|---|---|---|
| 5515 Pine Tree Dr | single_family | 7 | 9 | 6,997 | $23,750,000 | 2026-04-16 |
| 5077 N Bay Rd | single_family | 7 | 7 | 7,034 | $8,750,000 | 2026-02-06 |
| 1821 W 27th St | single_family | 7 | 7 | 6,860 | $34,000,000 | 2025-10-14 |
| 4774 N Bay Rd | single_family | 7 | 6 | 5,983 | $25,407,000 | 2025-10-08 |
| 2288 Sunset Dr | single_family | 7 | 10 | 6,581 | $25,407,000 | 2025-10-03 |
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 |
|---|---|---|---|---|---|---|
| 5812 Alton Rd | single_family | 7 | 7 | 4,822 | $5,250,000 | — |
| 4430 Nautilus Dr | single_family | 7 | 7 | 4,501 | $7,295,000 | — |
| 5680 Pine Tree Dr | single_family | 7 | 6 | 4,691 | $3,850,000 | — |
10-year hold projection
IRR-9.9%
Equity multiple-0.69x
Total return (10yr)-$29,238,570
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $103,000,000 | -$1,186,200 | -$7,442,418 | $79,132,622 | $23,867,378 |
| 2 | $106,090,000 | -$1,207,851 | -$7,466,244 | $78,205,681 | $27,884,319 |
| 3 | $109,272,700 | -$1,229,803 | -$7,490,426 | $77,215,085 | $32,057,615 |
| 4 | $112,550,881 | -$1,252,057 | -$7,514,965 | $76,156,465 | $36,394,416 |
| 5 | $115,927,407 | -$1,274,612 | -$7,539,862 | $75,025,147 | $40,902,260 |
| 6 | $119,405,230 | -$1,297,469 | -$7,565,120 | $73,816,141 | $45,589,088 |
| 7 | $122,987,387 | -$1,320,627 | -$7,590,738 | $72,524,112 | $50,463,275 |
| 8 | $126,677,008 | -$1,344,085 | -$7,616,719 | $71,143,357 | $55,533,651 |
| 9 | $130,477,318 | -$1,367,843 | -$7,643,063 | $69,667,784 | $60,809,534 |
| 10 | $134,391,638 | -$1,391,900 | -$7,669,770 | $68,090,882 | $66,300,756 |
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.