9167 Fontainebleau Blvd Apt 3
Miami, FL 33172 · condos · For Sale · 83 days on market
Asking price$435,000
4 beds 3 baths 1,782 sqft
Listed by Fong Sio · Atlantic Realty & Inv. Corp.
Typecondos
Built1997
Price / sqft$244
Est. value (own analysis)$476,400
Rent estimate (own analysis)$5,100/mo
HOA$860/mo
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Statusfor_sale
Listed date2026-06-11
Removed date—
MLSMiamiMLS #A12020528
Coordinates25.77704, -80.34316
Address9167 Fontainebleau Blvd Apt 3
CityMiami
StateFL
Zip33172
Listing ID6686762400
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 | $435,000 |
| Down payment (20.0%) | $87,000 |
| Loan amount | $348,000 |
| Closing costs (5.0%) | $21,750 |
| Total cash to close | $108,750 |
| Income | |
| Rent (comp-derived) | $5,100$61,200 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,692$56,304 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $689$8,265 |
| Insurance (placeholder 0.8% of price) | $290$3,480 |
| HOA dues | $860$10,320 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $255$3,060 |
| Total operating expenses | $2,094$25,125 |
| 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) | $255$3,060 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 4 | 3 | 1,739 | $5,700 | 2026-08-18 | — | |
| condos | 4 | 4 | 2,391 | $24,000 | 2026-08-17 | — | |
| condos | 4 | 6 | 2,216 | $15,900 | 2026-08-14 | — | |
| condos | 4 | 4 | 2,007 | $12,750 | 2026-08-13 | — | |
| apartment | 4 | 3 | 2,290 | $4,150 | 2026-08-13 | — | |
| condos | 4 | 4 | 1,841 | $11,000 | 2026-08-12 | — | |
| condos | 4 | 5 | 1,871 | $11,500 | 2026-08-11 | — | |
| apartment | 4 | 2 | 1,594 | $3,200 | 2026-08-06 | — | |
| apartment | 4 | 2 | 1,294 | $2,600 | 2026-07-24 | — | |
| condos | 4 | 5 | 2,232 | $12,000 | 2026-07-17 | — | |
| condos | 4 | 2 | 1,294 | $2,500 | 2026-07-16 | — | |
| apartment | 4 | 3 | 1,595 | $4,200 | 2026-07-14 | — | |
| apartment | 4 | 4 | 2,204 | $10,250 | 2026-07-14 | — | |
| condos | 4 | 4 | 2,365 | $13,800 | 2026-07-10 | — | |
| apartment | 4 | 4 | 2,190 | $5,500 | 2026-07-09 | — | |
| apartment | 4 | 2 | 2,100 | $3,000 | 2026-07-02 | — | |
| apartment | 4 | 1 | 2,264 | $2,800 | 2026-06-23 | — | |
| apartment | 4 | 2 | 1,500 | $3,400 | 2026-06-23 | — | |
| apartment | 4 | 2 | 1,300 | $2,800 | 2026-06-19 | — | |
| condos | 4 | 4 | 2,201 | $11,500 | 2026-06-09 | — | |
| condos | 4 | 4 | 1,347 | $3,495 | 2026-06-04 | — | |
| apartment | 4 | 2 | 2,252 | $3,295 | 2026-06-03 | — | |
| apartment | 4 | 2 | 1,500 | $2,750 | 2026-08-23 | — | |
| condos | 4 | 5 | 2,368 | $25,500 | 2026-05-20 | — | |
| apartment | 4 | 2 | 1,886 | $6,300 | 2026-05-13 | — | |
| apartment | 4 | 3 | 1,785 | $5,100 | 2026-05-07 | — | |
| apartment | 4 | 3 | 2,124 | $5,300 | 2026-05-04 | — | |
| apartment | 4 | 2 | 1,320 | $3,000 | 2026-04-30 | — | |
| condos | 4 | 3 | 2,133 | $7,965 | 2026-04-30 | — | |
| condos | 4 | 5 | 2,324 | $12,950 | 2026-04-29 | — | |
| apartment | 4 | 3 | 2,120 | $3,400 | 2026-08-03 | — | |
| condos | 4 | 4 | 1,825 | $3,500 | 2026-08-02 | — | |
| apartment | 4 | 4 | 1,750 | $4,800 | 2026-08-02 | — | |
| apartment | 4 | 2 | 2,027 | $3,600 | 2026-07-29 | — | |
| condos | 4 | 5 | 1,871 | $11,000 | 2026-08-25 | — | |
| condos | 4 | 5 | 2,024 | $8,500 | 2026-07-30 | — | |
| condos | 4 | 4 | 1,977 | $18,000 | 2026-01-27 | — | |
| apartment | 4 | 4 | 1,750 | $1,213 | 2026-08-22 | — | |
| apartment | 4 | 2 | 1,260 | $3,250 | — | — |
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.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 10080 NW 9th St Cir Apt 204 | condos | 2 | 2 | 1,005 | $349,000 | 2026-08-24 |
| 23 NW 109th Ave Unit 5S | condos | 3 | 2 | 1,338 | $505,000 | 2026-08-21 |
| 9907 NW 9th St Cir Unit 15-20 | condos | 3 | 3 | 1,536 | $308,750 | 2026-08-19 |
| 9375 Fontainebleau Blvd Apt L315 | condos | 1 | 2 | 1,149 | $246,000 | 2026-08-14 |
| 9210 Fontainebleau Blvd Apt 104 | condos | 3 | 3 | 1,682 | $340,000 | 2026-08-10 |
| 510 W Park Dr Unit 104-3 | condos | 2 | 1 | 1,017 | $369,900 | 2026-08-08 |
| 10229 NW 9th St Cir Unit 213-2 | condos | 2 | 2 | 1,000 | $245,000 | 2026-08-07 |
| 10012 NW 7th St Unit 111 | condos | 3 | 2 | 1,340 | $399,000 | 2026-08-05 |
| 9369 Fontainebleau Blvd Apt J107 | condos | 1 | 2 | 1,149 | $240,000 | 2026-08-04 |
| 260 NW 107th Ave Apt 204 | condos | 2 | 2 | 1,114 | $270,000 | 2026-08-03 |
| 9369 Fontainebleau Blvd Apt J203 | condos | 2 | 3 | 1,415 | $260,000 | 2026-07-31 |
| 9421 Fontainebleau Blvd Apt 204 | condos | 2 | 2 | 1,000 | $300,000 | 2026-07-28 |
| 220 NW 107th Ave Apt 101 | condos | 1 | 1 | 580 | $180,000 | 2026-07-28 |
| 10133 NW 5th Ter Unit 3-6 | condos | 3 | 2 | 1,156 | $357,000 | 2026-07-28 |
| 8895 Fontainebleau Blvd Apt 301 | condos | 1 | 1 | 769 | $200,000 | 2026-07-27 |
| 9360 Fontainebleau Blvd Apt 503 | condos | 1 | 1 | 690 | $220,000 | 2026-07-17 |
| 10833 NW 7th St Apt 10-22 | condos | 3 | 2 | 1,215 | $345,000 | 2026-07-17 |
| 240 W Park Dr Unit 108-4 | condos | 2 | 2 | 1,014 | $355,000 | 2026-07-10 |
| 9280 Fontainebleau Blvd Apt 505 | condos | 1 | 1 | 838 | $225,000 | 2026-07-10 |
| 9375 Fontainebleau Blvd Apt L107 | condos | 2 | 2 | 1,502 | $315,000 | 2026-07-06 |
| 200 NW 107th Ave Apt 104 | condos | 1 | 1 | 770 | $240,000 | 2026-07-02 |
| 9746 NW 4th Ln Unit 9746 | condos | 3 | 3 | 1,340 | $410,000 | 2026-06-30 |
| 9180 Fontainebleau Blvd Apt 302 | condos | 1 | 1 | 838 | $196,000 | 2026-06-30 |
| 130 NW 87th Ave Apt H107 | condos | 1 | 2 | 948 | $245,000 | 2026-06-30 |
| 10241 NW 9th St Cir Unit 107-5 | condos | 2 | 2 | 1,000 | $260,000 | 2026-06-29 |
| 9360 Fontainebleau Blvd Apt 101 | condos | 2 | 2 | 870 | $207,100 | 2026-06-29 |
| 9937 NW 9th St Cir Unit 13-19 | condos | 3 | 2 | 1,402 | $355,000 | 2026-06-18 |
| 10865 NW 7th St Unit 24-21 | condos | 3 | 2 | 1,215 | $370,000 | 2026-06-17 |
| 10839 NW 7th St Apt 12-24 | condos | 3 | 2 | 1,215 | $335,000 | 2026-06-09 |
| 9340 Fontainebleau Blvd Unit W505 | condos | 3 | 2 | 1,245 | $360,000 | 2026-06-03 |
| 210 NW 87th Ave Apt L206 | condos | 2 | 3 | 1,196 | $320,000 | 2026-06-02 |
| 10012 NW 7th St Unit 214 | condos | 3 | 3 | 1,491 | $407,000 | 2026-05-29 |
| 10012 NW 7th St Unit 206 | condos | 3 | 3 | 1,491 | $410,000 | 2026-05-26 |
| 425 W Park Dr Apt 12 | condos | 2 | 3 | 1,520 | $360,000 | 2026-05-26 |
| 318 NW 107th Ave Unit 2B | condos | 2 | 2 | 1,140 | $228,000 | 2026-05-21 |
| 9365 Fontainebleau Blvd Apt E117 | condos | 1 | 2 | 1,149 | $210,000 | 2026-05-21 |
| 8879 Fontainebleau Blvd Unit 206 | condos | 2 | 2 | 891 | $238,000 | 2026-05-19 |
| 8879 Fontainebleau Blvd Unit 206 | condos | 2 | 2 | 891 | $238,000 | 2026-05-19 |
| 830 NW 87th Ave Apt 406 | condos | 2 | 3 | 1,433 | $320,000 | 2026-05-18 |
| 9340 Fontainebleau Blvd Unit W310 | condos | 3 | 2 | 1,187 | $320,000 | 2026-05-12 |
| 8860 Fontainebleau Blvd Apt 305 | condos | 2 | 2 | 968 | $255,000 | 2026-05-08 |
| 11163 NW 7th St Unit 204-19 | condos | 2 | 2 | 1,009 | $340,000 | 2026-04-28 |
| 10315 NW 9th St Cir Unit 502-14 | condos | 2 | 2 | 958 | $350,000 | 2026-04-27 |
| 9353 Fontainebleau Blvd Apt A106 | condos | 2 | 2 | 1,502 | $312,000 | 2026-04-24 |
| 9440 Fontainebleau Blvd Apt 101 | condos | 2 | 2 | 990 | $265,000 | 2026-04-20 |
| 100 NW 87th Ave Apt E102 | condos | 1 | 2 | 948 | $245,000 | 2026-04-16 |
| 270 NW 107th Ave Apt 208 | condos | 2 | 2 | 1,114 | $249,000 | 2026-04-15 |
| 9460 Fontainebleau Blvd Apt 421 | condos | 1 | 1 | 695 | $180,000 | 2026-04-09 |
| 10936 NW 7th St Apt 1003 | condos | 3 | 2 | 1,424 | $415,000 | 2026-04-06 |
| 10012 NW 7th St Unit 107 | condos | 3 | 2 | 1,340 | $383,000 | 2026-03-23 |
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 | — |
| single_family | 4 | 4 | 2,602 | $999,999 | — | |
| 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
IRR12.2%
Equity multiple2.89x
Total return (10yr)$262,742
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $448,050 | $31,179 | $1,283 | $344,227 | $103,823 |
| 2 | $461,492 | $32,240 | $2,267 | $340,195 | $121,297 |
| 3 | $475,336 | $33,336 | $3,285 | $335,886 | $139,451 |
| 4 | $489,596 | $34,468 | $4,337 | $331,281 | $158,316 |
| 5 | $504,284 | $35,637 | $5,424 | $326,359 | $177,925 |
| 6 | $519,413 | $36,845 | $6,547 | $321,100 | $198,312 |
| 7 | $534,995 | $38,093 | $7,708 | $315,480 | $219,515 |
| 8 | $551,045 | $39,381 | $8,908 | $309,474 | $241,571 |
| 9 | $567,576 | $40,712 | $10,147 | $303,055 | $264,521 |
| 10 | $584,604 | $42,086 | $11,429 | $296,196 | $288,408 |
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.