1643 Brickell Ave Apt 2506
Miami, FL 33129 · condos · For Sale · 219 days on market
Asking price$2,150,000
2 beds 3 baths 2,100 sqft
Suggested offer$2,033,200$116,800 above the est. market value of $2,033,200.
View on Realtor.com →Listed by David Siddons · Douglas Elliman
Typecondos
Built—
Price / sqft$1024
Est. value (Realtor.com)$2,033,200
Rent estimate (own analysis)$5,900/mo
HOA$2,744/mo
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Show every detail
Statusfor_sale
Listed date2026-01-26
Removed date—
MLSMiamiMLS #A11949499
Coordinates25.75526, -80.19475
Address1643 Brickell Ave Apt 2506
CityMiami
StateFL
Zip33129
Listing ID6624223362
Sourcerealtor, cached 2026-08-21
ZIP market snapshot (33129)
Typical home value (ZHVI)$689,590
Typical rent (ZORI)$3,599/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 | $2,150,000 |
| Down payment (20.0%) | $430,000 |
| Loan amount | $1,720,000 |
| Closing costs (5.0%) | $107,500 |
| Total cash to close | $537,500 |
| Income | |
| Rent (comp-derived) | $5,900$70,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,428$65,136 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $1,907$22,886 |
| Insurance (placeholder 0.8% of price) | $1,433$17,200 |
| HOA dues | $2,744$32,928 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $295$3,540 |
| Total operating expenses | $6,380$76,554 |
| 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) | $295$3,540 |
| 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 | 2 | 2 | 1,700 | $15,000 | 2026-08-14 | — | |
| condos | 2 | 2 | 1,640 | $6,200 | 2026-08-07 | — | |
| condos | 2 | 2 | 1,640 | $6,200 | 2026-08-06 | — | |
| condos | 2 | 2 | 1,760 | $6,200 | 2026-07-26 | — | |
| condos | 2 | 2 | 1,367 | $4,000 | 2026-07-25 | — | |
| condos | 2 | 2 | 1,430 | $2,950 | 2026-07-07 | — | |
| condos | 2 | 2 | 1,367 | $4,800 | 2026-07-07 | — | |
| condos | 2 | 3 | 2,180 | $11,900 | 2026-06-26 | — | |
| condos | 2 | 3 | 2,070 | $12,834 | 2026-06-25 | — | |
| condos | 2 | 2 | 1,895 | $10,500 | 2026-06-25 | — | |
| condos | 2 | 3 | 1,666 | $4,950 | 2026-06-24 | — | |
| condos | 2 | 2 | 1,367 | $5,000 | 2026-06-01 | — | |
| condos | 2 | 2 | 1,438 | $5,500 | 2026-05-28 | — | |
| condos | 2 | 2 | 1,697 | $6,600 | 2026-05-11 | — | |
| apartment | 2 | 2 | 1,600 | $2,400 | 2026-08-25 | — | |
| condos | 2 | 2 | 1,367 | $4,950 | 2026-04-21 | — | |
| condos | 2 | 2 | 1,661 | $5,800 | 2026-01-19 | — | |
| condos | 2 | 2 | 1,640 | $5,500 | 2026-03-17 | — | |
| condos | 2 | 2 | 1,661 | $4,475 | — | — | |
| condos | 2 | 3 | 2,100 | $9,500 | — | — | |
| condos | 2 | 2 | 1,367 | $6,000 | — | — | |
| condos | 2 | 3 | 2,403 | $12,500 | 2026-08-27 | — | |
| condos | 2 | 2 | 1,367 | $5,600 | — | — | |
| condos | 2 | 4 | 2,700 | $16,500 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 2475 Brickell Ave Apt 2407 | condos | 2 | 2 | 1,190 | $700,000 | 2026-08-24 |
| 1643 Brickell Ave Apt 2506 | condos | 2 | 3 | 2,100 | $1,965,000 | 2026-08-18 |
| 1541 Brickell Ave Unit C1505 | condos | 2 | 2 | 1,697 | $601,000 | 2026-08-17 |
| 1901 Brickell Ave Apt B1512 | condos | 2 | 2 | 1,362 | $630,000 | 2026-08-13 |
| 2501 Brickell Ave Apt 903 | condos | 2 | 2 | 1,100 | $560,000 | 2026-07-31 |
| 1901 Brickell Ave Apt B413 | condos | 2 | 2 | 1,467 | $600,000 | 2026-07-16 |
| 2333 Brickell Ave Apt 2310 | condos | 2 | 2 | 1,100 | $550,000 | 2026-06-16 |
| 1581 Brickell Ave Apt 2302 | condos | 2 | 2 | 1,795 | $1,300,000 | 2026-06-15 |
| 2127 Brickell Ave Apt 3304 | condos | 2 | 3 | 2,070 | $1,840,000 | 2026-06-11 |
| 2333 Brickell Ave Apt 1507 | condos | 2 | 2 | 1,100 | $649,000 | 2026-06-08 |
| 2101 Brickell Ave Apt 306 | condos | 2 | 2 | 1,367 | $875,000 | 2026-05-13 |
| 1643 Brickell Ave Apt 2304 | condos | 2 | 3 | 2,580 | $2,750,000 | 2026-05-12 |
| 6751891375 | condos | 2 | 2 | 1,400 | $480,000 | 2026-05-01 |
| 1901 Brickell Ave Apt B1408 | condos | 2 | 2 | 1,661 | $650,000 | 2026-04-24 |
| 1581 Brickell Ave Apt 2104 | condos | 2 | 3 | 2,121 | $1,250,000 | 2026-04-21 |
| 1541 Brickell Ave Unit A2301 | condos | 2 | 2 | 1,697 | $852,500 | 2026-04-17 |
| 1600 SW 1st Ave Apt 510 | condos | 2 | 2 | 796 | $490,000 | 2026-04-14 |
| 2525 SW 3rd Ave Apt 1106 | condos | 2 | 2 | 955 | $530,000 | 2026-04-13 |
| 1541 Brickell Ave Apt A2102 | condos | 2 | 2 | 1,640 | $750,000 | 2026-04-08 |
| 145 SE 25th Rd Apt 702 | condos | 2 | 2 | 1,430 | $485,000 | 2026-03-31 |
| 1541 Brickell Ave Apt C2705 | condos | 2 | 2 | 1,697 | $825,000 | 2026-03-31 |
| 2333 Brickell Ave Apt 2607 | condos | 2 | 2 | 1,100 | $560,000 | 2026-03-23 |
| 2530 SW 3rd Ave Apt 305 | condos | 2 | 2 | 875 | $330,000 | 2026-03-22 |
| 2333 Brickell Ave Apt 1207 | condos | 2 | 2 | 1,100 | $552,000 | 2026-03-13 |
| 200 SE 15th Rd Apt 15C | condos | 2 | 2 | 984 | $780,000 | 2026-03-10 |
| 1901 Brickell Ave Apt B1711 | condos | 2 | 2 | 1,362 | $470,000 | 2026-03-06 |
| 1627 Brickell Ave Apt 1906 | condos | 2 | 3 | 1,316 | $700,000 | 2026-03-02 |
| 1915 Brickell Ave Unit 1001 | condos | 2 | 2 | 1,567 | $762,000 | 2026-02-27 |
| 1581 Brickell Ave Apt 1204 | condos | 2 | 3 | 2,121 | $1,200,000 | 2026-02-27 |
| 1901 Brickell Ave Apt B2413 | condos | 2 | 2 | 1,467 | $530,000 | 2026-02-17 |
| 1600 SW 1st Ave Apt 1104 | condos | 2 | 2 | 912 | $510,000 | 2026-02-09 |
| 2333 Brickell Ave Apt 901 | condos | 2 | 2 | 1,460 | $830,000 | 2026-01-14 |
| 2525 SW 3rd Ave Apt 1008 | condos | 2 | 2 | 1,059 | $615,000 | 2026-01-09 |
| 1915 Brickell Ave Apt C1412 | condos | 2 | 2 | 1,424 | $700,000 | 2026-01-09 |
| 1865 Brickell Ave Apt A611 | condos | 2 | 2 | 1,362 | $550,000 | 2026-01-09 |
| 1925 Brickell Ave Unit 1811 | condos | 2 | 2 | 1,316 | $610,000 | 2025-12-29 |
| 1581 Brickell Ave Apt T104 | condos | 2 | 2 | 2,121 | $1,450,012 | 2025-12-23 |
| 2950 SW 3rd Ave Apt 7G | condos | 2 | 2 | 1,020 | $360,000 | 2025-12-19 |
| 2501 Brickell Ave Apt 1103 | condos | 2 | 2 | 1,100 | $449,000 | 2025-12-18 |
| 2127 Brickell Ave Apt 1005 | condos | 2 | 2 | 1,700 | $1,150,000 | 2025-12-12 |
| 1901 Brickell Ave Apt B1912 | condos | 2 | 2 | 1,362 | $555,000 | 2025-12-09 |
| 200 SE 15th Rd Apt 6B | condos | 2 | 2 | 967 | $565,000 | 2025-12-08 |
| 2530 SW 3rd Ave Apt 206 | condos | 2 | 2 | 846 | $330,000 | 2025-12-05 |
| 1723 SW 2nd Ave Apt 902 | condos | 2 | 2 | 821 | $505,000 | 2025-12-04 |
| 1581 Brickell Ave Apt 1705 | condos | 2 | 2 | 1,895 | $800,000 | 2025-11-20 |
| 2525 SW 3rd Ave Apt 1111 | condos | 2 | 2 | 1,091 | $600,000 | 2025-11-20 |
| 1581 Brickell Ave Ph 102 | condos | 2 | 2 | 1,795 | $1,150,000 | 2025-11-17 |
| 1581 Brickell Ave Apt 2105 | condos | 2 | 2 | 1,895 | $827,500 | 2025-11-14 |
| 1824 Brickell Ave Apt 4D | condos | 2 | 2 | 880 | $525,000 | 2025-11-06 |
| 1824 Brickell Ave Apt 4B | condos | 2 | 2 | 880 | $535,000 | 2025-11-05 |
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 |
|---|---|---|---|---|---|---|
| 175 SE 25th Rd Apt 804 | condos | 2 | 2 | — | $2,150,000 | — |
| 1611 SW 2nd Ave Unit 911 | condos | 2 | 2 | 844 | $1,500,000 | — |
| 175 SE 25th Rd Apt 1203 | condos | 2 | 2 | 1,179 | $2,200,000 | — |
| 2475 Brickell Ave Apt 2206 | condos | 2 | 2 | 1,120 | $650,000 | — |
| 1901 Brickell Ave Apt B1411 | condos | 2 | 2 | 1,362 | $670,000 | — |
| 1581 Brickell Ave Apt 1105 | condos | 2 | 2 | 1,895 | $1,099,000 | — |
| 2333 Brickell Ave Apt 2212 | condos | 2 | 2 | 1,460 | $775,000 | — |
| 2701 SW 3rd Ave Apt 703 | condos | 2 | 2 | 930 | $480,000 | — |
10-year hold projection
IRR-8.4%
Equity multiple-0.42x
Total return (10yr)-$481,528
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,214,500 | -$11,418 | -$147,596 | $1,701,351 | $513,149 |
| 2 | $2,280,935 | -$11,378 | -$147,644 | $1,681,422 | $599,513 |
| 3 | $2,349,363 | -$11,327 | -$147,684 | $1,660,124 | $689,239 |
| 4 | $2,419,844 | -$11,264 | -$147,715 | $1,637,364 | $782,480 |
| 5 | $2,492,439 | -$11,190 | -$147,736 | $1,613,041 | $879,398 |
| 6 | $2,567,212 | -$11,103 | -$147,747 | $1,587,047 | $980,165 |
| 7 | $2,644,229 | -$11,003 | -$147,747 | $1,559,269 | $1,084,960 |
| 8 | $2,723,556 | -$10,890 | -$147,736 | $1,529,582 | $1,193,973 |
| 9 | $2,805,262 | -$10,761 | -$147,713 | $1,497,858 | $1,307,405 |
| 10 | $2,889,420 | -$10,618 | -$147,677 | $1,463,954 | $1,425,466 |
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.