18901 NW 28th Pl
Miami Gardens, FL 33056 · single_family · For Sale · 114 days on market
Asking price$674,000
5 beds 3 baths 2,379 sqft
Listed by Lazaro Suarez · Tower Team Realty, Llc
Typesingle_family
Built1962
Price / sqft$283
Est. value (own analysis)$804,316
Rent estimate (own analysis)$3,990/mo
HOANone
1 / 40
Show every detail
Statusfor_sale
Listed date2026-05-11
Removed date—
MLSMiamiMLS #A12014367
Coordinates25.94646, -80.24832
Address18901 NW 28th Pl
CityMiami Gardens
StateFL
Zip33056
Listing ID6551461135
Sourceus-real-estate-listings, cached 2026-08-27
ZIP market snapshot (33056)
Median sale price$550,000
Median days on market (sale)37
Active sale listings131
Median rent$2,700/mo
Median days on market (rent)49
Active rental listings90
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 33056 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $674,000 |
| Down payment (20.0%) | $134,800 |
| Loan amount | $539,200 |
| Closing costs (5.0%) | $33,700 |
| Total cash to close | $168,500 |
| Income | |
| Rent (comp-derived) | $3,990$47,880 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,671$44,050 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,067$12,806 |
| Insurance (placeholder 0.8% of price) | $449$5,392 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $200$2,394 |
| Total operating expenses | $1,716$20,592 |
| 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) | $200$2,394 |
| 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 | 5 | 2 | 1,720 | $2,995 | 2026-07-12 | — | |
| single_family | 5 | 3 | 1,468 | $3,680 | 2026-05-29 | — | |
| single_family | 5 | 3 | 2,118 | $4,500 | 2026-08-27 | — | |
| single_family | 5 | 2 | 1,491 | $4,300 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 17630 NW 36th Ave | single_family | 5 | 3 | 1,870 | $650,000 | 2026-07-24 |
| 3320 NW 172nd Ter | single_family | 5 | 3 | 1,614 | $680,000 | 2026-07-14 |
| 3560 NW 212th St | single_family | 5 | 3 | 1,713 | $635,000 | 2026-07-13 |
| 2980 NW 210th Ter | single_family | 5 | 3 | 1,931 | $615,000 | 2026-07-01 |
| 3281 NW 170th St | single_family | 5 | 2 | 1,568 | $495,000 | 2026-06-12 |
| 3224 NW 181st St | single_family | 5 | 3 | 1,752 | $615,000 | 2026-05-20 |
| 2840 NW 171st St | single_family | 5 | 3 | 1,963 | $645,000 | 2026-03-24 |
| 3119 NW 169th Ter | single_family | 5 | 2 | 2,715 | $620,000 | 2026-02-17 |
| 2051 NW 179th St | single_family | 5 | 4 | 4,735 | $502,500 | 2026-02-13 |
| 19320 NW 37th Ave | single_family | 5 | 4 | 2,340 | $650,000 | 2026-01-27 |
| 3510 NW 211th St | single_family | 5 | 3 | 1,416 | $615,000 | 2026-01-14 |
| 2442 NW 170th St | single_family | 5 | 3 | 1,795 | $640,000 | 2025-12-26 |
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 |
|---|---|---|---|---|---|---|
| 2310 NW 208th St | single_family | 5 | 2 | 1,494 | $579,900 | — |
| 3312 NW 182nd St | single_family | 5 | 4 | 1,392 | $645,000 | — |
| 2910 NW 175th St | single_family | 5 | 3 | — | $659,000 | — |
| 1895 NW 175th St | single_family | 5 | 3 | 3,168 | $995,000 | — |
| 17520 NW 17th Ave | single_family | 5 | 3 | 3,129 | $699,999 | — |
| 16920 NW 19th Ave | single_family | 5 | 3 | 2,749 | $849,000 | — |
| 2961 NW 173rd Ter | single_family | 5 | 4 | 2,260 | $685,000 | — |
| 17611 NW 32nd Ct | single_family | 5 | 2 | 915 | $569,000 | — |
10-year hold projection
IRR2.0%
Equity multiple1.33x
Total return (10yr)$143,720
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $694,220 | $23,458 | -$20,517 | $533,354 | $160,866 |
| 2 | $715,047 | $24,264 | -$19,770 | $527,106 | $187,940 |
| 3 | $736,498 | $25,098 | -$18,998 | $520,430 | $216,068 |
| 4 | $758,593 | $25,959 | -$18,200 | $513,295 | $245,298 |
| 5 | $781,351 | $26,848 | -$17,375 | $505,670 | $275,681 |
| 6 | $804,791 | $27,768 | -$16,521 | $497,521 | $307,270 |
| 7 | $828,935 | $28,717 | -$15,640 | $488,813 | $340,122 |
| 8 | $853,803 | $29,698 | -$14,728 | $479,507 | $374,296 |
| 9 | $879,417 | $30,711 | -$13,786 | $469,562 | $409,856 |
| 10 | $905,800 | $31,758 | -$12,812 | $458,933 | $446,866 |
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.