22801 SW 88th Pl Unit 202
Cutler Bay, FL 33190 · condos · For Sale · 90 days on market
Asking price$269,000
2 beds 2 baths 817 sqft
Suggested offer$222,362$46,638 above the est. market value of $222,362.
View on Realtor.com →Listed by Arlyn Rojas · Keller Williams Capital Realty
Typecondos
Built2007
Price / sqft$329
Est. value (own analysis)$222,362
Rent estimate (own analysis)$1,900/mo
HOA$413/mo
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Statusfor_sale
Listed date2026-06-04
Removed date—
MLSMiamiMLS #A12030794
Coordinates25.55877, -80.33287
Address22801 SW 88th Pl Unit 202
CityCutler Bay
StateFL
Zip33190
Listing ID6628928928
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 | $269,000 |
| Down payment (20.0%) | $53,800 |
| Loan amount | $215,200 |
| Closing costs (5.0%) | $13,450 |
| Total cash to close | $67,250 |
| Income | |
| Rent (comp-derived) | $1,900$22,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,748$20,976 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $426$5,111 |
| Insurance (placeholder 0.8% of price) | $179$2,152 |
| HOA dues | $413$4,956 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $95$1,140 |
| Total operating expenses | $1,113$13,359 |
| 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) | $95$1,140 |
| 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 | 940 | $1,800 | 2026-06-12 | — | |
| condos | 2 | 2 | 817 | $1,950 | 2026-06-10 | — | |
| condos | 2 | 2 | 940 | $1,900 | 2026-05-28 | — | |
| condos | 2 | 2 | 809 | $2,300 | 2026-08-19 | — | |
| condos | 2 | 2 | 940 | $1,800 | — | — |
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 |
|---|---|---|---|---|---|---|
| 10350 SW 220th St Apt 236 | condos | 2 | 2 | 940 | $170,000 | 2026-08-17 |
| 22401 SW 88th Pl Unit 12-27 | condos | 2 | 3 | 1,139 | $310,000 | 2026-05-08 |
| 10350 SW 220th St Apt 254 | condos | 2 | 2 | 940 | $171,000 | 2026-04-03 |
| 22731 SW 88th Pl Unit 203 | condos | 2 | 2 | 817 | $250,000 | 2026-03-16 |
| 22311 SW 88th Pl Unit 102-4 | condos | 2 | 2 | 809 | $260,000 | 2026-02-27 |
| 22541 SW 88th Pl Unit 103-6 | condos | 2 | 2 | 809 | $220,000 | 2025-12-15 |
| 22701 SW 88th Pl Unit 203-9 | condos | 2 | 2 | 817 | $248,000 | 2025-11-10 |
| 10370 SW 220th St Apt 113 | condos | 2 | 2 | 940 | $214,000 | 2025-10-06 |
| 22441 SW 88th Pl Unit 204-5 | condos | 2 | 2 | 817 | $278,000 | 2025-09-08 |
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 |
|---|---|---|---|---|---|---|
| 22501 SW 88th Pl Unit 5-25 | townhomes | 2 | 3 | 1,139 | $304,000 | — |
| 9125 SW 227th St Unit 1 | townhomes | 2 | 3 | 1,458 | $375,000 | — |
| 22541 SW 88th Pl Unit 105-6 | condos | 2 | 2 | 817 | $285,000 | — |
| 9011 SW 227th St Unit 2 | townhomes | 2 | 3 | 1,458 | $370,000 | — |
| 10350 SW 220th St Apt 241 | condos | 2 | 2 | 940 | $190,000 | — |
| 22931 SW 88th Pl Unit 102 | condos | 2 | 2 | 809 | $249,000 | — |
| 9315 SW 221st St | townhomes | 2 | 3 | 1,282 | $399,999 | — |
| 22801 SW 88th Pl Unit 203 | condos | 2 | 2 | 817 | $270,000 | — |
10-year hold projection
IRR0.1%
Equity multiple1.02x
Total return (10yr)$36,625
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $277,070 | $7,617 | -$10,118 | $212,867 | $64,203 |
| 2 | $285,382 | $7,912 | -$9,851 | $210,373 | $75,009 |
| 3 | $293,944 | $8,218 | -$9,575 | $207,709 | $86,235 |
| 4 | $302,762 | $8,535 | -$9,288 | $204,861 | $97,901 |
| 5 | $311,845 | $8,863 | -$8,991 | $201,818 | $110,027 |
| 6 | $321,200 | $9,202 | -$8,683 | $198,566 | $122,634 |
| 7 | $330,836 | $9,554 | -$8,363 | $195,090 | $135,746 |
| 8 | $340,761 | $9,918 | -$8,032 | $191,376 | $149,385 |
| 9 | $350,984 | $10,295 | -$7,689 | $187,407 | $163,577 |
| 10 | $361,514 | $10,685 | -$7,334 | $183,165 | $178,349 |
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.