7265 SW 89th St Apt A314
Miami, FL 33156 · condos · For Sale · 28 days on market
Asking price$595,000
3 beds 2 baths 1,529 sqft
Suggested offer$450,534$144,466 above the est. market value of $450,534.
View on Realtor.com →Listed by Rodrigo Gomez · Ag Real Estate Advisors, Llc
Typecondos
Built2007
Price / sqft$389
Est. value (own analysis)$450,534
Rent estimate (own analysis)$3,591/mo
HOA$1,257/mo
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Statusfor_sale
Listed date2026-08-05
Removed date—
MLSMiamiMLS #A12065300
Coordinates25.68816, -80.31264
Address7265 SW 89th St Apt A314
CityMiami
StateFL
Zip33156
Listing ID6554385670
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33156)
Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/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) | $3,591$43,092 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,304$39,645 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $942$11,305 |
| Insurance (placeholder 0.8% of price) | $397$4,760 |
| HOA dues | $1,257$15,084 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $180$2,155 |
| Total operating expenses | $2,775$33,304 |
| 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) | $180$2,155 |
| 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 | 3 | 2 | 1,385 | $4,200 | 2026-08-04 | — | |
| condos | 3 | 2 | 1,205 | $2,600 | 2026-07-18 | — | |
| condos | 3 | 2 | 1,280 | $2,600 | 2026-06-26 | — | |
| condos | 3 | 2 | 1,262 | $2,700 | 2026-06-02 | — | |
| condos | 3 | 2 | 1,350 | $3,700 | — | — | |
| apartment | 3 | 2 | 1,345 | $3,515 | — | — | |
| apartment | 3 | 2 | 1,345 | $3,554 | — | — | |
| apartment | 3 | 2 | 1,345 | $3,628 | — | — | |
| apartment | 3 | 2 | 1,398 | $3,659 | — | — | |
| condos | 3 | 2 | 1,781 | $4,500 | 2026-08-17 | — | |
| apartment | 3 | 2 | 1,613 | $4,200 | 2026-08-25 | — | |
| apartment | 3 | 2 | 1,500 | $4,650 | 2026-08-26 | — | |
| condos | 3 | 2 | 1,269 | $3,200 | 2026-08-10 | — | |
| apartment | 3 | 2 | 1,634 | $4,500 | 2026-07-20 | — | |
| condos | 3 | 3 | 1,150 | $3,000 | 2026-04-22 | — | |
| condos | 3 | 2 | 1,269 | $2,950 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 7917 SW 104th St Unit 201F | condos | 3 | 2 | 1,269 | $373,500 | 2026-08-25 |
| 7925 SW 104th St Unit 202E | condos | 3 | 2 | 1,269 | $335,000 | 2026-07-20 |
| 7616 SW 102nd St Unit 411 | condos | 3 | 3 | 1,738 | $765,000 | 2026-07-15 |
| 7275 SW 90th St Unit C719 | condos | 3 | 3 | 1,705 | $499,000 | 2026-06-26 |
| 7542 SW 102nd St Unit 209 | condos | 3 | 3 | 1,738 | $770,000 | 2026-06-16 |
| 8601 SW 94th St Apt 104W | condos | 3 | 2 | 1,054 | $311,500 | 2026-06-08 |
| 8601 SW 94th St Unit 125W | condos | 3 | 2 | 1,054 | $326,000 | 2026-06-05 |
| 9001 SW 77th Ave Apt C709 | condos | 3 | 2 | 1,205 | $290,000 | 2026-05-19 |
| 9001 SW 77th Ave Apt C608 | condos | 3 | 2 | 1,205 | $270,000 | 2026-03-02 |
| 8277 SW 128th St Apt 108 | condos | 3 | 2 | 1,086 | $320,000 | 2025-11-14 |
| 8650 SW 67th Ave Apt 1022 | condos | 3 | 3 | 1,290 | $400,000 | 2025-09-11 |
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 |
|---|---|---|---|---|---|---|
| 9125 SW 77th Ave Unit 802 | condos | 3 | 2 | 1,280 | $408,000 | — |
| 7820 SW 89th Ln | single_family | 3 | 4 | 2,246 | $1,499,999 | — |
| 10830 SW 79th Ave | single_family | 3 | 2 | 1,771 | $1,220,000 | — |
| 10625 SW 79th Pl | single_family | 3 | 2 | 1,942 | $1,290,900 | — |
| 11054 SW 79th Path | townhomes | 3 | 3 | 2,249 | $1,099,000 | — |
| 7711 SW 94th Ter | townhomes | 3 | 3 | 1,368 | $649,000 | — |
| 8430 SW 88th St | single_family | 3 | 2 | 2,047 | $1,399,999 | — |
| 8385 SW 105th St | single_family | 3 | 2 | 2,192 | $1,100,000 | — |
10-year hold projection
IRR-4.5%
Equity multiple0.25x
Total return (10yr)-$34,350
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $612,850 | $6,341 | -$32,520 | $470,839 | $142,011 |
| 2 | $631,236 | $6,698 | -$32,217 | $465,324 | $165,912 |
| 3 | $650,173 | $7,069 | -$31,901 | $459,430 | $190,743 |
| 4 | $669,678 | $7,456 | -$31,571 | $453,131 | $216,547 |
| 5 | $689,768 | $7,859 | -$31,226 | $446,400 | $243,368 |
| 6 | $710,461 | $8,279 | -$30,866 | $439,206 | $271,255 |
| 7 | $731,775 | $8,716 | -$30,490 | $431,519 | $300,256 |
| 8 | $753,728 | $9,170 | -$30,098 | $423,304 | $330,425 |
| 9 | $776,340 | $9,643 | -$29,689 | $414,524 | $361,816 |
| 10 | $799,630 | $10,136 | -$29,262 | $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.