11113 Biscayne Blvd Unit 255
Miami, FL 33181 · condos · For Sale · 116 days on market
Asking price$315,000
2 beds 2 baths 1,811 sqft
Listed by Anwar Sadeek · COMPASS
Typecondos
Built1982
Price / sqft$174
Est. value (own analysis)$322,840
Rent estimate (own analysis)$4,200/mo
HOA$2,078/mo
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-05-10
Removed date—
MLSMiamiMLS #A12016170
Coordinates25.87858, -80.16457
Address11113 Biscayne Blvd Unit 255
CityMiami
StateFL
Zip33181
Listing ID6691344702
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33181)
Typical home value (ZHVI)$321,152
Typical rent (ZORI)$2,429/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 | $315,000 |
| Down payment (20.0%) | $63,000 |
| Loan amount | $252,000 |
| Closing costs (5.0%) | $15,750 |
| Total cash to close | $78,750 |
| Income | |
| Rent (comp-derived) | $4,200$50,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,864$46,368 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $499$5,985 |
| Insurance (est. scaled by flood & wind risk) | $410$4,914 |
| HOA dues | $2,078$24,936 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $210$2,520 |
| Total operating expenses | $3,196$38,355 |
| 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) | $210$2,520 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 2 | 2 | 1,811 | $4,200 | 2026-08-10 | — | |
| condos | 2 | 3 | 1,551 | $3,200 | 2026-08-05 | — | |
| condos | 2 | 3 | 1,462 | $8,500 | 2026-07-19 | — | |
| condos | 2 | 2 | 1,408 | $3,800 | 2026-07-16 | — | |
| condos | 2 | 3 | 1,571 | $9,000 | 2026-07-08 | — | |
| condos | 2 | 2 | 1,460 | $2,975 | 2026-06-29 | — | |
| condos | 2 | 3 | 1,551 | $2,500 | 2026-06-17 | — | |
| condos | 2 | 2 | 1,358 | $3,050 | 2026-06-17 | — | |
| condos | 2 | 2 | 1,811 | $4,600 | 2026-05-11 | — | |
| condos | 2 | 3 | 1,950 | $4,000 | 2026-05-04 | — | |
| condos | 2 | 3 | 1,285 | $2,600 | 2026-04-07 | — | |
| condos | 2 | 2 | 1,353 | $2,600 | 2026-02-02 | — | |
| condos | 2 | 2 | 1,638 | $3,800 | 2026-08-22 | — | |
| condos | 2 | 2 | 1,377 | $3,550 | 2026-03-12 | — | |
| condos | 2 | 2 | 1,638 | $5,500 | 2025-08-27 | — | |
| condos | 2 | 2 | 1,638 | $3,800 | — | — | |
| condos | 2 | 2 | 1,811 | $4,200 | — | — | |
| condos | 2 | 3 | 1,571 | $8,000 | 2026-08-28 | — | |
| condos | 2 | 2 | 1,200 | $3,200 | 2026-06-22 | — | |
| apartment | 2 | 3 | 1,758 | $3,300 | 2026-06-11 | — | |
| condos | 2 | 2 | 1,763 | $3,500 | 2026-08-24 | — | |
| condos | 2 | 2 | 1,224 | $2,100 | 2026-07-08 | — | |
| condos | 2 | 2 | 1,743 | $3,200 | 2026-08-25 | — | |
| condos | 2 | 2 | 1,760 | $2,800 | 2026-08-12 | — | |
| condos | 2 | 2 | 1,464 | $2,500 | 2026-07-11 | — | |
| condos | 2 | 3 | 1,758 | $2,950 | 2026-03-11 | — | |
| condos | 2 | 2 | 1,181 | $2,825 | 2026-07-09 | — | |
| condos | 2 | 2 | 1,190 | $2,500 | 2026-08-19 | — | |
| condos | 2 | 2 | 1,224 | $2,000 | 2026-05-26 | — | |
| condos | 2 | 2 | 1,188 | $2,700 | 2026-06-30 | — | |
| condos | 2 | 3 | 1,481 | $9,000 | 2026-08-17 | — | |
| condos | 2 | 2 | 1,763 | $3,500 | 2026-07-07 | — | |
| condos | 2 | 3 | 1,531 | $5,410 | 2026-03-11 | — | |
| apartment | 2 | 3 | 1,603 | $3,300 | 2026-07-02 | — | |
| condos | 2 | 3 | 1,571 | $9,000 | 2026-07-24 | — | |
| condos | 2 | 2 | 1,763 | $3,500 | — | — | |
| apartment | 2 | 3 | 1,285 | $4,715 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,252 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,242 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,377 | — | — | |
| apartment | 2 | 3 | 1,288 | $4,413 | — | — | |
| apartment | 2 | 3 | 1,288 | $4,847 | — | — | |
| apartment | 2 | 3 | 1,246 | $4,167 | — | — | |
| apartment | 2 | 3 | 1,246 | $4,183 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,397 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,467 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,367 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,607 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,612 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,632 | — | — | |
| apartment | 2 | 3 | 1,285 | $4,685 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,607 | — | — | |
| apartment | 2 | 2 | 1,201 | $4,622 | — | — | |
| apartment | 2 | 3 | 1,531 | $5,705 | — | — | |
| apartment | 2 | 3 | 1,531 | $5,640 | — | — | |
| apartment | 2 | 3 | 1,531 | $5,685 | — | — | |
| apartment | 2 | 3 | 1,531 | $5,685 | — | — | |
| apartment | 2 | 3 | 1,531 | $5,640 | — | — | |
| apartment | 2 | 3 | 1,531 | $5,705 | — | — | |
| apartment | 2 | 3 | 1,531 | $5,915 | — | — | |
| condos | 2 | 2 | 1,310 | $2,700 | 2026-08-29 | — |
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 |
|---|---|---|---|---|---|---|
| 2150 Sans Souci Blvd Unit B811 | condos | 2 | 2 | 1,188 | $260,000 | 2026-08-20 |
| 1800 NE 114th St Apt 406 | condos | 2 | 2 | 1,950 | $235,000 | 2026-08-19 |
| 11113 Biscayne Blvd Unit 751 | condos | 2 | 3 | 2,215 | $415,000 | 2026-07-28 |
| 11113 Biscayne Blvd Unit 1554 | condos | 2 | 2 | 1,638 | $275,000 | 2026-07-15 |
| 1750 NE 115th St Apt 601 | condos | 2 | 2 | 1,182 | $300,000 | 2026-06-23 |
| 1800 NE 114th St Apt 608 | condos | 2 | 3 | 1,950 | $185,000 | 2026-06-22 |
| 13499 Biscayne Blvd Apt 809 | condos | 2 | 2 | 1,050 | $130,000 | 2026-06-22 |
| 1800 NE 114th St Apt 603 | condos | 2 | 3 | 2,320 | $315,000 | 2026-06-10 |
| 11667 NE 18th Dr Unit 11667 | condos | 2 | 2 | 1,162 | $400,000 | 2026-06-08 |
| 11113 Biscayne Blvd Unit 1652 | condos | 2 | 3 | 2,215 | $300,000 | 2026-05-22 |
| 2700 NE 135th St Apt 48 | condos | 2 | 1 | 810 | $169,420 | 2026-05-05 |
| 14951 Royal Oaks Ln Apt 1804 | condos | 2 | 2 | 1,743 | $320,000 | 2026-05-04 |
| 2149 NE 122nd St Unit 2149 | condos | 2 | 3 | 1,548 | $430,000 | 2026-05-01 |
| 2500 NE 135th St Unit B103 | condos | 2 | 2 | 990 | $310,000 | 2026-04-30 |
| 14951 Royal Oaks Ln Apt 106 | condos | 2 | 3 | 1,801 | $305,000 | 2026-04-15 |
| 11930 N Bayshore Dr Apt 1003 | condos | 2 | 2 | 1,165 | $413,000 | 2026-04-01 |
| 11930 N Bayshore Dr Apt 1103 | condos | 2 | 2 | 1,165 | $340,000 | 2026-03-30 |
| 2150 Sans Souci Blvd Unit B1611 | condos | 2 | 2 | 1,188 | $360,000 | 2026-03-26 |
| 1801 NE 140th St Apt 306 | condos | 2 | 2 | 1,060 | $195,000 | 2026-03-23 |
| 11111 Biscayne Blvd Unit 16G | condos | 2 | 2 | 1,408 | $185,000 | 2026-03-17 |
| 14951 Royal Oaks Ln Apt 1704 | condos | 2 | 2 | 1,743 | $360,000 | 2026-03-12 |
| 2100 W Sans Souci Blvd Unit E1 | condos | 2 | 2 | 1,712 | $239,000 | 2026-03-10 |
| 1800 NE 114th St Apt 1511 | condos | 2 | 3 | 1,950 | $220,000 | 2026-03-10 |
| 13499 Biscayne Blvd Apt 407 | condos | 2 | 2 | 900 | $77,000 | 2026-03-06 |
| 1800 NE 114th St Apt 1102 | condos | 2 | 3 | 1,950 | $239,000 | 2026-03-03 |
| 11111 Biscayne Blvd Unit 15F | condos | 2 | 3 | 2,766 | $200,000 | 2026-02-26 |
| 1800 NE 114th St Apt 902 | condos | 2 | 3 | 1,950 | $195,000 | 2026-02-04 |
| 2150 Sans Souci Blvd Unit B205 | condos | 2 | 2 | 1,188 | $165,000 | 2026-01-23 |
| 14951 Royal Oaks Ln Apt 2105 | condos | 2 | 3 | 1,603 | $418,340 | 2026-01-16 |
| 1800 NE 114th St Ph 6 | condos | 2 | 3 | 1,950 | $300,000 | 2026-01-16 |
| 1800 NE 114th St Apt 2011 | condos | 2 | 3 | 1,950 | $235,000 | 2025-12-29 |
| 13155 Ixora Ct Apt 512 | condos | 2 | 2 | 1,096 | $285,000 | 2025-12-18 |
| 1800 NE 114th St Apt 1803 | condos | 2 | 3 | 2,320 | $325,000 | 2025-12-16 |
| 15051 Royal Oaks Ln Apt 2301 | condos | 2 | 2 | 1,763 | $405,000 | 2025-12-04 |
| 2100 Sans Souci Blvd Ph F2 | condos | 2 | 3 | 1,752 | $454,750 | 2025-11-19 |
| 15051 Royal Oaks Ln Apt 1901 | condos | 2 | 2 | 1,763 | $435,000 | 2025-11-12 |
| 1800 NE 114th St Apt 1602 | condos | 2 | 3 | 1,950 | $225,000 | 2025-10-14 |
| 13105 Ixora Ct Apt 200 | condos | 2 | 2 | 964 | $242,000 | 2025-10-07 |
| 1805 Sans Souci Blvd Apt 202 | condos | 2 | 2 | 954 | $240,000 | 2025-09-29 |
| 11111 Biscayne Blvd Unit 4F | condos | 2 | 2 | 1,383 | $175,000 | 2025-09-19 |
| 11113 Biscayne Blvd Unit 2056 | condos | 2 | 2 | 1,638 | $292,000 | 2025-09-10 |
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 |
|---|---|---|---|---|---|---|
| 1800 NE 114th St Apt 601 | condos | 2 | 3 | 1,950 | $444,000 | — |
| 11113 Biscayne Blvd Unit 1156 | condos | 2 | 2 | 1,638 | $325,000 | — |
| 2411 Laguna Cir Unit 208 | condos | 2 | 3 | 1,462 | $1,790,000 | — |
| 1800 NE 114th St Apt 911 | condos | 2 | 2 | 1,950 | $459,000 | — |
| 1800 NE 114th St Apt 1508 | condos | 2 | 3 | 1,950 | $175,750 | — |
| 2411 Laguna County Rd Unit 611 | condos | 2 | 3 | 1,571 | $1,885,000 | — |
| 11111 Biscayne Blvd Unit 1915 | condos | 2 | 2 | 1,408 | $299,000 | — |
| 11111 Biscayne Blvd Ph Afg | condos | 2 | 4 | 4,650 | $550,000 | — |
10-year hold projection
IRR-1.2%
Equity multiple0.80x
Total return (10yr)$25,136
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $324,450 | $8,013 | -$13,940 | $249,268 | $75,182 |
| 2 | $334,184 | $8,445 | -$13,571 | $246,348 | $87,836 |
| 3 | $344,209 | $8,895 | -$13,186 | $243,227 | $100,982 |
| 4 | $354,535 | $9,363 | -$12,783 | $239,893 | $114,642 |
| 5 | $365,171 | $9,851 | -$12,364 | $236,329 | $128,842 |
| 6 | $376,126 | $10,358 | -$11,926 | $232,521 | $143,606 |
| 7 | $387,410 | $10,886 | -$11,470 | $228,451 | $158,959 |
| 8 | $399,033 | $11,435 | -$10,994 | $224,102 | $174,931 |
| 9 | $411,004 | $12,006 | -$10,498 | $219,453 | $191,550 |
| 10 | $423,334 | $12,600 | -$9,981 | $214,486 | $208,847 |
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.