21705 SW 99th Ave
Cutler Bay, FL 33190 · single_family · For SaleForeclosure · 97 days on market
Asking price$480,000
4 beds 2 baths 2,165 sqft
Listed by Cecilia Slesnick · Slesnick & Jochem, Llp.
Typesingle_family
Built1985
Price / sqft$222
Est. value (own analysis)$575,327
Rent estimate (own analysis)$3,900/mo
HOA$398/mo
1 / 8
Show every detail
Statusfor_sale
Listed date2026-05-28
Removed date—
MLSMiamiMLS #A12025553
Coordinates25.56588, -80.35159
Address21705 SW 99th Ave
CityCutler Bay
StateFL
Zip33190
Listing ID6577765327
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33190)
Median sale price$419,900
Median days on market (sale)82
Active sale listings119
Median rent$2,600/mo
Median days on market (rent)48
Active rental listings93
Real ZIP-wide statistics from RentCast, as of 2026-08 (fetched 2026-08-29) — 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 33190 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $480,000 |
| Down payment (20.0%) | $96,000 |
| Loan amount | $384,000 |
| Closing costs (5.0%) | $24,000 |
| Total cash to close | $120,000 |
| Income | |
| Rent (comp-derived) | $3,900$46,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,588$43,056 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $760$9,120 |
| Insurance (placeholder 0.8% of price) | $320$3,840 |
| HOA dues | $398$4,776 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $195$2,340 |
| Total operating expenses | $1,673$20,076 |
| 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) | $195$2,340 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 4 | 2 | 2,209 | $3,290 | — | — | |
| single_family | 4 | 3 | 1,667 | $3,500 | 2026-07-02 | — | |
| single_family | 4 | 2 | 2,273 | $3,900 | 2026-06-18 | — | |
| single_family | 4 | 2 | 1,919 | $5,000 | 2026-03-25 | — | |
| single_family | 4 | 4 | 2,187 | $5,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 22751 SW 92nd Pl | single_family | 4 | 3 | 2,186 | $565,000 | 2026-08-31 |
| 10003 SW 223rd Ter | single_family | 4 | 2 | 1,626 | $495,000 | 2026-08-18 |
| 22201 SW 94th Ave | single_family | 4 | 3 | 2,627 | $667,000 | 2026-08-14 |
| 22807 SW 89th Path | single_family | 4 | 3 | 1,988 | $510,000 | 2026-08-11 |
| 22179 SW 98th Ct | single_family | 4 | 2 | 1,946 | $515,000 | 2026-07-28 |
| 9861 SW 222nd Ter | single_family | 4 | 3 | 1,946 | $510,000 | 2026-07-17 |
| 10463 SW 228th Ter | single_family | 4 | 3 | 2,557 | $565,000 | 2026-07-17 |
| 22536 SW 94th Pl | single_family | 4 | 3 | 2,429 | $645,000 | 2026-07-09 |
| 22746 SW 92nd Pl | single_family | 4 | 2 | 2,186 | $530,000 | 2026-06-23 |
| 10137 SW 223rd Ter | single_family | 4 | 3 | 1,967 | $530,000 | 2026-06-18 |
| 10005 SW 223rd Ln | single_family | 4 | 2 | 1,967 | $510,000 | 2026-06-03 |
| 22813 SW 88th Path | single_family | 4 | 4 | 2,000 | $545,000 | 2026-05-29 |
| 9849 SW 222nd Ter | single_family | 4 | 2 | 1,946 | $545,000 | 2026-05-27 |
| 10389 SW 224th Ter | single_family | 4 | 3 | 1,884 | $562,500 | 2026-05-15 |
| 22592 SW 103rd Ct | single_family | 4 | 2 | 1,667 | $550,000 | 2026-05-12 |
| 22917 SW 105th Ave | single_family | 4 | 2 | 2,557 | $680,000 | 2026-05-05 |
| 10029 SW 223rd Ln | single_family | 4 | 3 | 1,967 | $525,000 | 2026-04-28 |
| 21914 SW 97th Pl | single_family | 4 | 2 | 2,107 | $735,000 | 2026-03-30 |
| 22604 SW 94th Ct | single_family | 4 | 3 | 2,429 | $630,000 | 2026-03-20 |
| 23024 SW 104th Pl | single_family | 4 | 3 | 2,377 | $730,000 | 2026-02-09 |
| 21960 SW 98th Ave | single_family | 4 | 2 | 2,040 | $745,000 | 2026-01-20 |
| 10210 SW 225th Ln | single_family | 4 | 3 | 2,606 | $670,000 | 2026-01-09 |
| 9891 SW 221st Ter | single_family | 4 | 3 | 1,988 | $599,000 | 2025-11-07 |
| 21970 SW 97th Ct | single_family | 4 | 2 | 2,820 | $745,000 | 2025-11-07 |
| 22221 SW 87th Pl | single_family | 4 | 3 | 2,476 | $635,000 | 2025-10-22 |
| 10502 SW 231st Ter | single_family | 4 | 3 | 1,782 | $565,000 | 2025-10-17 |
| 22804 SW 105th Ave | single_family | 4 | 2 | 2,557 | $609,900 | 2025-10-10 |
| 9916 SW 218th Ter | single_family | 4 | 3 | 1,808 | $620,000 | 2025-09-30 |
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 |
|---|---|---|---|---|---|---|
| 8836 SW 221st Ter | single_family | 4 | 2 | — | $610,000 | — |
| 10254 SW 228th Ter | townhomes | 4 | 3 | 1,778 | $499,000 | — |
| 22509 SW 102nd Ave | townhomes | 4 | 4 | 2,213 | $529,000 | — |
| 22542 SW 103rd Ct | single_family | 4 | 3 | 2,581 | $715,777 | — |
| 8906 SW 224th Ter | townhomes | 4 | 3 | 1,712 | $450,000 | — |
| 9209 SW 227th St Unit 1 | townhomes | 4 | 3 | 1,523 | $374,900 | — |
| 8932 SW 228th Ln | townhomes | 4 | 3 | 2,201 | $519,000 | — |
| 10231 SW 227th Ln | single_family | 4 | 3 | 2,581 | $730,000 | — |
10-year hold projection
IRR5.5%
Equity multiple1.88x
Total return (10yr)$168,575
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $494,400 | $22,980 | -$8,972 | $379,837 | $114,563 |
| 2 | $509,232 | $23,770 | -$8,241 | $375,387 | $133,845 |
| 3 | $524,509 | $24,586 | -$7,485 | $370,632 | $153,877 |
| 4 | $540,244 | $25,429 | -$6,703 | $365,551 | $174,693 |
| 5 | $556,452 | $26,300 | -$5,895 | $360,121 | $196,331 |
| 6 | $573,145 | $27,200 | -$5,060 | $354,317 | $218,828 |
| 7 | $590,339 | $28,129 | -$4,197 | $348,115 | $242,224 |
| 8 | $608,050 | $29,089 | -$3,304 | $341,488 | $266,562 |
| 9 | $626,291 | $30,081 | -$2,382 | $334,405 | $291,886 |
| 10 | $645,080 | $31,106 | -$1,428 | $326,836 | $318,244 |
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.