2520 Shelter Ave
Miami Beach, FL 33140 · single_family · For Sale · 113 days on market
Asking price$19,750,000
6 beds 7 baths 5,768 sqft
Suggested offer$9,924,157$9,825,843 above the est. market value of $9,924,157.
View on Realtor.com →Listed by Enzo Rosani · Barnes International Realty Llc
Typesingle_family
Built2026
Price / sqft$3424
Est. value (own analysis)$9,924,157
Rent estimate (own analysis)$50,000/mo
HOA$208/mo
1 / 53
Show every detail
Statusfor_sale
Listed date2026-05-12
Removed date—
MLSMiamiMLS #A12017103
Coordinates25.80172, -80.14647
Address2520 Shelter Ave
CityMiami Beach
StateFL
Zip33140
Listing ID6685279497
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33140)
Typical home value (ZHVI)$684,558
Typical rent (ZORI)$3,694/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 | $19,750,000 |
| Down payment (20.0%) | $3,950,000 |
| Loan amount | $15,800,000 |
| Closing costs (5.0%) | $987,500 |
| Total cash to close | $4,937,500 |
| Income | |
| Rent (comp-derived) | $50,000$600,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $46,000$552,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $31,271$375,250 |
| Insurance (placeholder 0.8% of price) | $13,167$158,000 |
| HOA dues | $208$2,496 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,500$30,000 |
| Total operating expenses | $47,146$565,746 |
| 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) | $2,500$30,000 |
| 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 | 6 | 8 | 6,296 | $69,000 | 2026-08-22 | — | |
| single_family | 6 | 7 | 3,762 | $40,000 | 2026-04-19 | — | |
| single_family | 6 | 7 | 5,181 | $50,000 | 2026-04-13 | — |
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 |
|---|---|---|---|---|---|---|
| 5215 Pine Tree Dr | single_family | 6 | 5 | 4,535 | $9,550,000 | 2026-09-01 |
| 5825 Alton Rd | single_family | 6 | 5 | 3,378 | $4,700,000 | 2026-05-22 |
| 2701 N Bay Rd | single_family | 6 | 7 | 4,389 | $4,500,000 | 2026-05-21 |
| 1745 W 24th St | single_family | 6 | 9 | 6,231 | $34,000,000 | 2026-05-15 |
| 2300 Sunset Dr | single_family | 6 | 8 | 5,343 | $13,000,000 | 2026-05-15 |
| 3500 Flamingo Dr | single_family | 6 | 8 | 6,132 | $8,600,000 | 2026-05-14 |
| 4510 Prairie Ave | single_family | 6 | 7 | 5,633 | $11,500,000 | 2026-05-07 |
| 2024 Alton Rd | single_family | 6 | 3 | 3,032 | $1,900,000 | 2026-03-27 |
| 4539 Pine Tree Dr | single_family | 6 | 4 | 5,818 | $15,600,000 | 2026-03-27 |
| 4340 N Bay Rd | single_family | 6 | 8 | 8,748 | $25,000,000 | 2026-03-16 |
| 1818 W 23rd St | single_family | 6 | 7 | 6,316 | $26,000,000 | 2026-01-15 |
| 5905 N Bay Rd | single_family | 6 | 4 | 5,700 | $5,000,000 | 2025-12-31 |
| 4425 Adams Ave | single_family | 6 | 7 | 5,331 | $7,175,000 | 2025-12-17 |
| 2456 Prairie Ave | single_family | 6 | 6 | 4,330 | $7,450,000 | 2025-11-24 |
| 800 W 47th St | single_family | 6 | 9 | 2,791 | $2,885,000 | 2025-11-10 |
| 3605 Flamingo Dr | single_family | 6 | 4 | 5,266 | $11,000,000 | 2025-11-05 |
| 2424 Prairie Ave | single_family | 6 | 5 | 3,785 | $2,830,000 | 2025-10-20 |
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 |
|---|---|---|---|---|---|---|
| 528 Lakeview Ct | single_family | 6 | 7 | 5,406 | $14,800,000 | — |
| 4442 Prairie Ave | single_family | 6 | 7 | 5,000 | $11,995,000 | — |
| 6015 N Bay Rd | single_family | 6 | 8 | 4,590 | $9,700,000 | — |
| 3310 Garden Ave | single_family | 6 | 7 | 5,168 | $6,300,000 | — |
| 2887 Pine Tree Dr | single_family | 6 | 7 | 5,181 | $6,799,000 | — |
| 2499 N Meridian Ave | single_family | 6 | 7 | 5,151 | $12,450,000 | — |
| 5005 Lakeview Dr | single_family | 6 | 5 | 5,775 | $28,800,000 | — |
| 5309 Alton Rd | single_family | 6 | 6 | 6,011 | $4,695,000 | — |
10-year hold projection
IRR-7.2%
Equity multiple-0.21x
Total return (10yr)-$3,386,116
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $20,342,500 | -$13,746 | -$1,262,167 | $15,628,693 | $4,713,807 |
| 2 | $20,952,775 | -$11,330 | -$1,260,500 | $15,445,622 | $5,507,153 |
| 3 | $21,581,358 | -$8,770 | -$1,258,709 | $15,249,980 | $6,331,379 |
| 4 | $22,228,799 | -$6,061 | -$1,256,789 | $15,040,902 | $7,187,897 |
| 5 | $22,895,663 | -$3,197 | -$1,254,732 | $14,817,467 | $8,078,196 |
| 6 | $23,582,533 | -$170 | -$1,252,533 | $14,578,688 | $9,003,845 |
| 7 | $24,290,009 | $3,025 | -$1,250,186 | $14,323,512 | $9,966,496 |
| 8 | $25,018,709 | $6,396 | -$1,247,685 | $14,050,814 | $10,967,896 |
| 9 | $25,769,270 | $9,951 | -$1,245,022 | $13,759,388 | $12,009,882 |
| 10 | $26,542,348 | $13,696 | -$1,242,191 | $13,447,950 | $13,094,399 |
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.