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800 S Pointe Dr Apt 2204

Miami Beach, FL 33139 · condos · For Sale · 110 days on market
Asking price$78,000,000
5 beds 7 baths 9,049 sqft
Suggested offer$5,260,998$72,739,002 above the est. market value of $5,260,998.
View on Realtor.com →
Listed by Dora Puig · Luxe Living Realty
Typecondos
Built2008
Price / sqft$8620
Est. value (own analysis)$5,260,998
Rent estimate (own analysis)$55,500/mo
HOA$20,392/mo
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-05-15
Removed date—
MLSMiamiMLS #A12019926
Coordinates25.76772, -80.13635
Address800 S Pointe Dr Apt 2204
CityMiami Beach
StateFL
Zip33139
Listing ID6659609559
Sourceus-real-estate-listings, cached 2026-08-30

ZIP market snapshot (33139)

Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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$78,000,000
Down payment (20.0%)$15,600,000
Loan amount$62,400,000
Closing costs (5.0%)$3,900,000
Total cash to close$19,500,000
Income
Rent (comp-derived)$55,500$666,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$666,000
Vacancy rate (assumption) assumption8.0%

$666,000 × 8.0% = $53,280

Effective gross income$51,060$612,720
Operating expenses
Property tax (placeholder 1.9% of price)$123,500$1,482,000
Insurance (placeholder 0.8% of price)$52,000$624,000
HOA dues$20,392$244,704
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$2,775$33,300
Total operating expenses$198,667$2,384,004
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$612,720
Total operating expenses derived$2,384,004

$612,720 − $2,384,004 = -$1,771,284

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$62,400,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$62,400,000 amortized at 6.7% over 30 years = $400,999/mo

CapEx reserve (5.0% of GSR)$2,775$33,300
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$1,771,284
Annual debt service derived$4,811,990
Annual CapEx reserve assumption$33,300
Annual PMI assumption$0

(-$1,771,284 − $4,811,990 − $33,300 − $0) ÷ 12 = -$551,381

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$1,771,284
Purchase price data$78,000,000

-$1,771,284 ÷ $78,000,000 = -2.3%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$6,616,574
Total cash to close derived$19,500,000

-$6,616,574 ÷ $19,500,000 = -33.9%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$1,771,284
Annual debt service derived$4,811,990

-$1,771,284 ÷ $4,811,990 = -0.37

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$666,000
Purchase price data$78,000,000

($666,000 ÷ 12) ÷ $78,000,000 = 0.1%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$78,000,000
Gross scheduled rent (annual) comp$666,000

$78,000,000 ÷ $666,000 = 117.1

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$2,384,004
Effective gross income derived$612,720

$2,384,004 ÷ $612,720 = 389.1%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$2,384,004
Annual debt service derived$4,811,990
Annual PMI assumption$0
Gross scheduled rent (annual) comp$666,000

($2,384,004 + $4,811,990 + $0) ÷ $666,000 = 1080.5%

Comparables

Widened to city-wide. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
condos566,120$75,0002026-07-02—
condos576,060$125,0002026-07-17—
condos565,586$36,0002025-11-19—
condos553,510$20,0002026-06-26—
condos574,500$100,0002025-11-07—
condos574,599$30,0002026-04-30—

5242 Fisher Island Dr Unit 5242

Miami Beach, 33109 · rent comp

Bedrooms / bathrooms5 bd / 6 ba
Square footage6,120
Listed2026-07-02
Days on market—

Asking rent: $75,000

View on Zillow →

500 Alton Rd Ph 4701

Miami Beach, 33139 · rent comp

Bedrooms / bathrooms5 bd / 7 ba
Square footage6,060
Listed2026-07-17
Days on market—

Asking rent: $125,000

View on Zillow →

1 Collins Ave Unit 207

Miami Beach, 33139 · rent comp

Bedrooms / bathrooms5 bd / 6 ba
Square footage5,586
Listed2025-11-19
Days on market—

Asking rent: $36,000

View on Zillow →

4779 Collins Ave Unit 2601/02

Miami Beach, 33140 · rent comp

Bedrooms / bathrooms5 bd / 5 ba
Square footage3,510
Listed2026-06-26
Days on market—

Asking rent: $20,000

View on Zillow →

4401 Collins Ave Ph South

Miami Beach, 33140 · rent comp

Bedrooms / bathrooms5 bd / 7 ba
Square footage4,500
Listed2025-11-07
Days on market—

Asking rent: $100,000

View on Zillow →

5801 Collins Ave Apt 1200

Miami Beach, 33140 · rent comp

Bedrooms / bathrooms5 bd / 7 ba
Square footage4,599
Listed2026-04-30
Days on market—

Asking rent: $30,000

View on Zillow →

Widened to any bedroom count in ZIP. 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.

AddressTypeBedsBathsLiving sqftSale priceSale date
1045 10th St Apt 204condos12890$350,0002026-09-02
500 Alton Rd Unit 501condos121,075$990,0002026-09-02
500 Alton Rd Unit 1906condos121,010$1,360,0002026-09-01
140 Jefferson Ave Apt 14005condos13960$719,0002026-08-31
1401 Bay Rd Apt 412condos22990$490,0002026-08-31
5 Island Ave Apt 12Ccondos221,305$679,0002026-08-27
101 20th St Unit 3806condos221,316$4,300,0002026-08-27
1309 Euclid Ave Apt 7condos11700$235,0002026-08-26
363 Washington Ave Apt 32condos11590$385,0002026-08-26
501 West Ave Unit 4303condos352,451$8,450,0002026-08-24
1035 West Ave Ph 6condos11576$250,0002026-08-24
1000 West Ave Apt 218condos01543$342,0002026-08-24
11 Island Ave Apt 512condos231,733$1,251,0002026-08-24
100 Jefferson Ave Apt 10004condos12960$500,0002026-08-24
100 S Pointe Dr Unit 1906/07condos544,378$18,367,5002026-08-21
300 S Pointe Dr Apt 1501condos332,340$4,200,0002026-08-21
1334 Euclid Ave Apt 7condos11645$260,0002026-08-21
1340 Lincoln Rd Apt 400condos01440$195,0002026-08-20
1605 Bay Rd Apt 503condos12700$330,0002026-08-20
50 S Pointe Dr Apt 1005condos231,698$3,800,0002026-08-19
10 Venetian Way Apt 904condos221,477$1,700,0002026-08-18
650 West Ave Apt 704condos221,078$650,0002026-08-18
1621 Bay Rd Apt 606condos22870$490,0002026-08-18
1300 Monad Ter Ph Econdos564,306$12,000,0002026-08-17
650 West Ave Apt 2109condos221,078$985,0002026-08-17
1500 Bay Rd Unit 1210Scondos01472$275,0002026-08-17
110 Washington Ave Apt 2309condos12826$600,0002026-08-17
9 Island Ave Apt 705condos221,440$1,575,0002026-08-17
815 Euclid Ave Apt 7condos11566$235,0002026-08-14
300 S Pointe Dr Apt 3402condos231,960$2,325,0002026-08-14
1401 Bay Rd Apt 409condos22990$590,0002026-08-14
760 Jefferson Ave Apt 5condos11407$200,0002026-08-14
1775 Washington Ave Apt 11Ccondos221,010$555,0002026-08-13
2100 Park Ave Apt 108condos12800$460,0002026-08-11
1500 Bay Rd Unit 1464Scondos11731$485,0002026-08-11
1621 Bay Rd Apt 1202condos321,070$575,0002026-08-07
900 Meridian Ave Apt 104condos11535$265,0002026-08-06
90 Alton Rd Apt 2912condos221,130$1,340,0002026-08-05
500 Alton Rd Unit 2904condos231,434$3,000,0002026-08-04
435 21st St Unit 307condos11596$328,0002026-08-04
1050 Pennsylvania Ave Apt 29condos01380$165,0002026-08-03
1621 Bay Rd Ph 1condos22890$725,0002026-08-03
1419 West Ave Unit 106condos11475$182,5002026-08-01
401 Ocean Dr Apt 324condos11655$380,0002026-07-31
1235 Euclid Ave Apt 16condos01430$188,0002026-07-31
1100 West Ave Ph 1601condos11700$370,0002026-07-31
900 Euclid Ave Apt 12condos01387$167,5002026-07-31
1330 Drexel Ave Apt 205condos11720$280,0002026-07-31
1200 West Ave Apt 316condos11837$365,0002026-07-31
1100 West Ave Unit 624condos11694$490,0002026-07-30

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.

AddressTypeBedsBathsSqftAsking priceDays on market
1000 Venetian Way Unit 301/303condos553,840$4,600,000—
1379 N Venetian Waysingle_family555,303$16,500,000—
121 2nd Dilido Tersingle_family563,614$725,000—
441 N Hibiscus Drsingle_family574,827$19,500,000—
126 W San Marino Drsingle_family577,890$35,995,000—
1301 Flamingo Waysingle_family532,743$4,900,000—
821 Espanola Waysingle_family552,410$1,850,000—
432 S Hibiscus Drsingle_family576,090$31,000,000—

10-year hold projection

IRR-12.6%
Equity multiple-1.17x
Total return (10yr)-$32,063,146
YearProperty valueNOICash flowLoan balanceEquity
1$80,340,000-$1,771,284-$6,616,574$61,723,445$18,616,555
2$82,750,200-$1,812,503-$6,658,625$61,000,431$21,749,769
3$85,232,706-$1,854,660-$6,701,636$60,227,767$25,004,939
4$87,789,687-$1,897,776-$6,745,627$59,402,042$28,387,645
5$90,423,378-$1,941,873-$6,790,620$58,519,615$31,903,763
6$93,136,079-$1,986,971-$6,836,638$57,576,590$35,559,489
7$95,930,162-$2,033,094-$6,883,702$56,568,807$39,361,354
8$98,808,066-$2,080,263-$6,931,837$55,491,818$43,316,248
9$101,772,308-$2,128,502-$6,981,065$54,340,872$47,431,437
10$104,825,478-$2,177,834-$7,031,411$53,110,888$51,714,589
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.