2120 Biarritz Dr
Miami Beach, FL 33141 · multi_family · For Sale · 76 days on market
Asking price$1,700,000
6 beds 5 baths 3,492 sqft
Suggested offer$1,256,003$443,997 above the est. market value of $1,256,003.
View on Realtor.com →Listed by Enrique Metauten · EXP Realty, LLC
Typemulti_family
Built1956
Price / sqft$487
Est. value (own analysis)$1,256,003
Rent estimate (building total, own analysis)$11,004/mo
HOANone
1 / 40
Show every detail
Statusfor_sale
Listed date2026-06-19
Removed date—
MLSMiamiMLS #A12039498
Coordinates25.85205, -80.14333
Address2120 Biarritz Dr
CityMiami Beach
StateFL
Zip33141
Listing ID6659800686
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33141)
Typical home value (ZHVI)$429,204
Typical rent (ZORI)$2,504/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 | $1,700,000 |
| Down payment (20.0%) | $340,000 |
| Loan amount | $1,360,000 |
| Closing costs (5.0%) | $85,000 |
| Total cash to close | $425,000 |
| Income | |
| Rent (estimate) | $11,004$132,050 |
| Vacancy loss (8.0%) | |
| Effective gross income | $10,124$121,486 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,692$32,300 |
| Insurance (placeholder 0.8% of price) | $1,133$13,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $550$6,603 |
| Total operating expenses | $4,375$52,503 |
| 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) | $550$6,603 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 630 79th St | multi_family | 6 | 4 | 4,306 | $1,200,000 | 2026-07-17 |
| 800 83rd St Apt 1 | multi_family | 6 | 6 | 3,428 | $1,300,000 | 2026-07-15 |
| 7885 Crespi Blvd | multi_family | 6 | 4 | 2,700 | $2,400,000 | 2026-07-14 |
| 8025 Crespi Blvd | multi_family | 6 | 6 | 4,704 | $1,600,000 | 2026-05-12 |
| 1657 N Treasure Dr Apt 4 | multi_family | 6 | 6 | 4,526 | $500,000 | 2026-04-08 |
| 7411 Carlyle Ave Apt 4 | multi_family | 6 | 6 | 2,961 | $1,499,000 | 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 |
|---|---|---|---|---|---|---|
| 1170 71st St | multi_family | 6 | 5 | 3,759 | $1,299,000 | — |
| 7845 Atlantic Way | single_family | 6 | 9 | 6,350 | $40,000,000 | — |
| 570 S Shore Dr | single_family | 6 | 8 | 5,043 | $9,335,000 | — |
| 7811 Carlyle Ave | single_family | 6 | 6 | 3,405 | $2,590,000 | — |
| 470 S Shore Dr | single_family | 6 | 7 | 4,922 | $8,800,000 | — |
| 1460 S Treasure Dr | single_family | 6 | 7 | 6,816 | $10,999,999 | — |
| 955 79th Ter | multi_family | 6 | 4 | 2,728 | $1,500,000 | — |
| 7610 Dickens Ave | multi_family | 6 | 4 | 3,655 | $1,600,000 | — |
10-year hold projection
IRR3.6%
Equity multiple1.58x
Total return (10yr)$468,875
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,751,000 | $68,984 | -$42,495 | $1,345,255 | $405,745 |
| 2 | $1,803,530 | $71,316 | -$40,328 | $1,329,496 | $474,034 |
| 3 | $1,857,636 | $73,724 | -$38,089 | $1,312,656 | $544,980 |
| 4 | $1,913,365 | $76,212 | -$35,775 | $1,294,660 | $618,705 |
| 5 | $1,970,766 | $78,781 | -$33,384 | $1,275,427 | $695,339 |
| 6 | $2,029,889 | $81,434 | -$30,913 | $1,254,874 | $775,015 |
| 7 | $2,090,786 | $84,174 | -$28,359 | $1,232,909 | $857,876 |
| 8 | $2,153,509 | $87,004 | -$25,721 | $1,209,437 | $944,073 |
| 9 | $2,218,114 | $89,926 | -$22,995 | $1,184,352 | $1,033,763 |
| 10 | $2,284,658 | $92,944 | -$20,179 | $1,157,544 | $1,127,113 |
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.