8770 SW 204th St
Cutler Bay, FL 33189 · single_family · For Sale · 49 days on market
Asking price$795,000
4 beds 3 baths 2,670 sqft
Listed by Martha Merino · Keller Williams Realty International Lifestyles
Typesingle_family
Built2005
Price / sqft$298
Est. value (own analysis)$832,186
Rent estimate (own analysis)$3,980/mo
HOA$60/mo
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Statusfor_sale
Listed date2026-07-16
Removed date—
MLSMiamiMLS #A12054540
Coordinates25.57752, -80.33338
Address8770 SW 204th St
CityCutler Bay
StateFL
Zip33189
Listing ID6625352529
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33189)
Typical home value (ZHVI)$554,285
Typical rent (ZORI)$2,715/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 | $795,000 |
| Down payment (20.0%) | $159,000 |
| Loan amount | $636,000 |
| Closing costs (5.0%) | $39,750 |
| Total cash to close | $198,750 |
| Income | |
| Rent (comp-derived) | $3,980$47,760 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,662$43,939 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,259$15,105 |
| Insurance (placeholder 0.8% of price) | $530$6,360 |
| HOA dues | $60$720 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $199$2,388 |
| Total operating expenses | $2,048$24,573 |
| 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) | $199$2,388 |
| 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 | 2,331 | $3,560 | — | — | |
| single_family | 4 | 2 | 2,460 | $3,980 | 2026-08-17 | — | |
| single_family | 4 | 2 | 2,658 | $3,980 | 2026-08-07 | — | |
| single_family | 4 | 3 | 2,046 | $3,700 | 2026-08-06 | — | |
| single_family | 4 | 3 | 2,368 | $3,850 | 2026-07-06 | — | |
| single_family | 4 | 2 | 2,078 | $4,600 | 2026-08-20 | — | |
| single_family | 4 | 2 | 2,064 | $4,200 | 2026-05-09 | — | |
| single_family | 4 | 3 | 1,880 | $4,100 | 2026-07-27 | — | |
| single_family | 4 | 2 | 2,545 | $3,100 | — | — | |
| single_family | 4 | 2 | 2,545 | $3,100 | — | — | |
| single_family | 4 | 3 | 2,368 | $4,900 | 2026-08-10 | — | |
| single_family | 4 | 2 | 2,000 | $4,350 | 2026-08-30 | — |
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 |
|---|---|---|---|---|---|---|
| 19751 SW 84th Ave | single_family | 4 | 2 | 2,284 | $640,000 | 2026-09-01 |
| 10210 Bahia Dr | single_family | 4 | 3 | 2,315 | $914,990 | 2026-08-28 |
| 8121 SW 205th St | single_family | 4 | 2 | 1,972 | $650,000 | 2026-08-24 |
| 20816 SW 85th Pl | single_family | 4 | 3 | 2,020 | $650,000 | 2026-08-18 |
| 21045 Condado Rd | single_family | 4 | 2 | 1,737 | $620,000 | 2026-08-17 |
| 9314 SW 212th Ter | single_family | 4 | 3 | 2,900 | $710,000 | 2026-08-12 |
| 21462 SW 91st Ave | single_family | 4 | 2 | 1,561 | $599,999 | 2026-08-11 |
| 9915 Santos Dr | single_family | 4 | 4 | 1,310 | $670,000 | 2026-07-31 |
| 10223 Bahama Dr | single_family | 4 | 3 | 2,533 | $964,000 | 2026-07-28 |
| 10243 Bahama Dr | single_family | 4 | 3 | 2,533 | $964,000 | 2026-07-22 |
| 9815 Pan American Dr | single_family | 4 | 2 | 1,225 | $510,000 | 2026-07-21 |
| 20836 SW 85th Pl | single_family | 4 | 2 | 2,894 | $530,000 | 2026-07-21 |
| 20010 Franjo Rd | single_family | 4 | 2 | 2,030 | $669,000 | 2026-07-16 |
| 21200 SW 92nd Ave | single_family | 4 | 2 | 2,078 | $575,000 | 2026-07-14 |
| 9941 Dominican Dr | single_family | 4 | 2 | 1,854 | $530,000 | 2026-07-13 |
| 21205 Ingraham Avenue Rd | single_family | 4 | 4 | 2,700 | $979,000 | 2026-07-09 |
| 20211 SW 112th Pl | single_family | 4 | 2 | 2,100 | $599,000 | 2026-07-01 |
| 21031 SW 88th Ct | single_family | 4 | 3 | — | $680,000 | 2026-06-30 |
| 9256 SW 209th Ter | single_family | 4 | 2 | 1,620 | $625,000 | 2026-06-26 |
| 8957 SW 214th St | single_family | 4 | 3 | 1,705 | $560,000 | 2026-06-22 |
| 10060 SW 214th St | single_family | 4 | 2 | 1,440 | $575,000 | 2026-06-15 |
| 8933 SW 212th Ln | single_family | 4 | 2 | 2,600 | $675,000 | 2026-06-15 |
| 20671 SW 87th Ct | single_family | 4 | 3 | 2,934 | $815,000 | 2026-06-10 |
| 8550 SW 208th St | single_family | 4 | 3 | 2,020 | $700,000 | 2026-06-03 |
| 9721 SW 213th Ter # Y | single_family | 4 | 2 | 2,624 | $555,000 | 2026-06-02 |
| 10230 Bahia Dr | single_family | 4 | 3 | 2,533 | $966,190 | 2026-06-02 |
| 9650 Dominican Dr | single_family | 4 | 2 | 1,499 | $530,000 | 2026-06-01 |
| 7821 SW 197th Ter | single_family | 4 | 2 | 2,219 | $649,900 | 2026-05-29 |
| 20920 Anchor Rd | single_family | 4 | 2 | 1,347 | $520,000 | 2026-05-27 |
| 9721 SW 213th Ter | single_family | 4 | 3 | 2,624 | $555,000 | 2026-05-22 |
| 21232 SW 94th Ct | single_family | 4 | 3 | 2,445 | $615,000 | 2026-05-11 |
| 20615 SW 89th Ave | single_family | 4 | 3 | 2,934 | $745,000 | 2026-05-06 |
| 9000 SW 202nd Ter | single_family | 4 | 3 | 2,180 | $585,000 | 2026-05-04 |
| 9839 SW 213th St | single_family | 4 | 3 | 2,425 | $1,000,000 | 2026-04-29 |
| 21278 SW 91st Ave | single_family | 4 | 3 | 2,098 | $673,200 | 2026-04-17 |
| 20155 SW 79th Ct | single_family | 4 | 3 | 2,141 | $630,000 | 2026-04-16 |
| 10120 Nicaragua Dr | single_family | 4 | 2 | 1,800 | $670,000 | 2026-04-10 |
| 8902 SW 208th Ter | single_family | 4 | 3 | 2,365 | $595,000 | 2026-04-08 |
| 9029 SW 214th St | single_family | 4 | 2 | 2,057 | $580,000 | 2026-04-06 |
| 9002 SW 214th Ln | single_family | 4 | 3 | 2,147 | $525,000 | 2026-03-30 |
| 20930 SW 96th Ct | single_family | 4 | 4 | — | $861,990 | 2026-03-27 |
| 8740 SW 214th Ter | single_family | 4 | 3 | 1,824 | $570,000 | 2026-03-27 |
| 20004 SW 82nd Pl | single_family | 4 | 2 | 2,290 | $650,000 | 2026-03-13 |
| 21500 SW 88th Ave | single_family | 4 | 3 | 1,862 | $560,000 | 2026-03-13 |
| 21023 SW 85th Pass | single_family | 4 | 3 | 2,020 | $570,000 | 2026-03-06 |
| 10250 Caribbean Blvd | single_family | 4 | 2 | 1,444 | $500,000 | 2026-02-23 |
| 8934 SW 206th St | single_family | 4 | 2 | 1,882 | $570,000 | 2026-02-19 |
| 21420 SW 94th Ave | single_family | 4 | 2 | 2,107 | $655,000 | 2026-02-06 |
| 9880 Jamaica Dr | single_family | 4 | 2 | 1,487 | $558,000 | 2026-01-30 |
| 20739 SW 86th Ct | single_family | 4 | 2 | 1,720 | $385,000 | 2026-01-15 |
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 |
|---|---|---|---|---|---|---|
| 9281 Martinique Dr | single_family | 4 | 2 | 1,712 | $679,000 | — |
| 9002 SW 212th Ter | single_family | 4 | 3 | 2,098 | $699,000 | — |
| 19911 SW 84th Ave | single_family | 4 | 2 | 1,744 | $725,000 | — |
| 9430 SW 215th Ln | single_family | 4 | 2 | 2,107 | $759,900 | — |
| 8765 SW 208th St | single_family | 4 | 3 | 2,934 | $695,000 | — |
| 9630 SW 208th Ter | single_family | 4 | 4 | — | $974,990 | — |
| 8611 SW 207th Ter | single_family | 4 | 3 | 2,894 | $899,000 | — |
| 8532 SW 211th Ter | single_family | 4 | 3 | 2,037 | $650,000 | — |
10-year hold projection
IRR-0.8%
Equity multiple0.88x
Total return (10yr)$79,298
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $818,850 | $19,366 | -$32,067 | $629,104 | $189,746 |
| 2 | $843,416 | $20,070 | -$31,423 | $621,735 | $221,680 |
| 3 | $868,718 | $20,798 | -$30,756 | $613,860 | $254,858 |
| 4 | $894,780 | $21,551 | -$30,066 | $605,444 | $289,336 |
| 5 | $921,623 | $22,330 | -$29,351 | $596,450 | $325,173 |
| 6 | $949,272 | $23,135 | -$28,612 | $586,838 | $362,433 |
| 7 | $977,750 | $23,969 | -$27,846 | $576,566 | $401,183 |
| 8 | $1,007,082 | $24,830 | -$27,054 | $565,589 | $441,493 |
| 9 | $1,037,295 | $25,721 | -$26,234 | $553,859 | $483,436 |
| 10 | $1,068,414 | $26,642 | -$25,385 | $541,322 | $527,091 |
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.