Miami, FL 33172 · single_family · For Sale · 20 days on market
Asking price$999,999
4 beds 4 baths 2,602 sqft
Suggested offer$901,619$98,380 above the est. market value of $901,619.
View on Realtor.com →Listed by Cristina De Oliveira · Miami New Realty
Typesingle_family
Built2012
Price / sqft$384
Est. value (own analysis)$901,619
Rent estimate (own analysis)$5,700/mo
HOA$365/mo
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Statusfor_sale
Listed date2026-08-13
Removed date—
MLSMiamiMLS #A12062724
Coordinates25.77780, -80.35481
Address
CityMiami
StateFL
Zip33172
Listing ID6645001920
Sourceus-real-estate-listings, cached 2026-09-01
ZIP market snapshot (33172)
Typical home value (ZHVI)$300,752
Typical rent (ZORI)$2,402/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 | $999,999 |
| Down payment (20.0%) | $200,000 |
| Loan amount | $799,999 |
| Closing costs (5.0%) | $50,000 |
| Total cash to close | $250,000 |
| Income | |
| Rent (comp-derived) | $5,700$68,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,244$62,928 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,583$19,000 |
| Insurance (placeholder 0.8% of price) | $667$8,000 |
| HOA dues | $365$4,380 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $285$3,420 |
| Total operating expenses | $2,900$34,800 |
| 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) | $285$3,420 |
| 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 | 3 | 2,391 | $6,300 | 2026-07-01 | — | |
| single_family | 4 | 4 | 1,701 | $4,250 | 2026-06-10 | — | |
| single_family | 4 | 4 | 2,602 | $5,700 | 2026-08-27 | — |
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 |
|---|---|---|---|---|---|---|
| 981 NW 97th Ct | single_family | 4 | 3 | 1,786 | $727,000 | 2026-08-17 |
| 9761 NW 9th St | single_family | 4 | 4 | 2,602 | $900,000 | 2026-07-23 |
| 9924 NW 10th Ter | single_family | 4 | 4 | 3,010 | $980,000 | 2026-07-10 |
| 9796 NW 28th Ter | single_family | 4 | 3 | 2,853 | $1,650,000 | 2026-07-10 |
| 1005 NW 100th Ave | single_family | 4 | 3 | 2,391 | $990,000 | 2026-05-28 |
| 984 NW 104th Ave | single_family | 4 | 3 | 3,010 | $1,030,000 | 2026-05-14 |
| 9768 NW 30th St | single_family | 4 | 3 | 2,452 | $875,000 | 2026-05-14 |
| 9866 NW 10th St | single_family | 4 | 4 | 2,602 | $860,000 | 2026-03-25 |
| 10371 NW 10th St | single_family | 4 | 4 | 3,010 | $970,000 | 2026-01-28 |
| 1007 NW 99th Ct | single_family | 4 | 4 | 3,010 | $1,030,000 | 2025-12-01 |
| 10040 NW 10th St | single_family | 4 | 3 | 2,391 | $830,000 | 2025-11-07 |
| 6641946112 | single_family | 4 | 4 | 3,010 | $870,000 | 2025-10-22 |
| 9793 NW 29th Ter | single_family | 4 | 3 | 2,452 | $925,000 | 2025-09-30 |
| 9764 NW 32nd St | single_family | 4 | 3 | 2,207 | $940,000 | 2025-09-26 |
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 |
|---|---|---|---|---|---|---|
| 1007 NW 106th Ave Cir | single_family | 4 | 3 | 1,962 | $629,000 | — |
| 9167 Fontainebleau Blvd Apt 3 | condos | 4 | 3 | 1,782 | $435,000 | — |
| 9167 Fontainebleau Blvd Apt 6 | townhomes | 4 | 3 | 1,782 | $469,900 | — |
| 9133 Fontainebleau Blvd Apt 5 | condos | 4 | 4 | 1,970 | $474,800 | — |
| 928 NW 106th Ave Cir | single_family | 4 | 3 | 1,634 | $799,999 | — |
| 9840 NW 28th Ter | single_family | 4 | 3 | 2,614 | $1,298,000 | — |
| 9732 NW 32nd St | single_family | 4 | 3 | 2,400 | $939,999 | — |
| 9165 NW 33rd St Unit 9165 | townhomes | 4 | 4 | 2,335 | $850,000 | — |
10-year hold projection
IRR0.2%
Equity multiple1.03x
Total return (10yr)$139,292
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,029,999 | $28,128 | -$36,984 | $791,325 | $238,674 |
| 2 | $1,060,899 | $29,146 | -$36,052 | $782,056 | $278,843 |
| 3 | $1,092,726 | $30,199 | -$35,087 | $772,150 | $320,576 |
| 4 | $1,125,508 | $31,287 | -$34,088 | $761,564 | $363,944 |
| 5 | $1,159,273 | $32,413 | -$33,054 | $750,251 | $409,022 |
| 6 | $1,194,051 | $33,578 | -$31,984 | $738,161 | $455,890 |
| 7 | $1,229,873 | $34,782 | -$30,876 | $725,240 | $504,632 |
| 8 | $1,266,769 | $36,027 | -$29,730 | $711,433 | $555,336 |
| 9 | $1,304,772 | $37,315 | -$28,544 | $696,677 | $608,095 |
| 10 | $1,343,915 | $38,646 | -$27,317 | $680,908 | $663,007 |
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.