9167 Fontainebleau Blvd Apt 6
Miami, FL 33172 · townhomes · Pending — under contract · 117 days on market
Asking price$469,900
4 beds 3 baths 1,782 sqft
Listed by Steven K. · beycome.com
Typetownhomes
Built1997
Price / sqft$264
Est. value (own analysis)$526,860
Rent estimate (own analysis)$3,800/mo
HOA$680/mo
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Statusfor_sale
Listed date2026-05-09
Removed date—
MLSMiamiMLS #A12010800
Coordinates25.77704, -80.34316
Address9167 Fontainebleau Blvd Apt 6
CityMiami
StateFL
Zip33172
Listing ID6695259035
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 | $469,900 |
| Down payment (20.0%) | $93,980 |
| Loan amount | $375,920 |
| Closing costs (5.0%) | $23,495 |
| Total cash to close | $117,475 |
| Income | |
| Rent (comp-derived) | $3,800$45,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,496$41,952 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $744$8,928 |
| Insurance (placeholder 0.8% of price) | $313$3,759 |
| HOA dues | $680$8,160 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $190$2,280 |
| Total operating expenses | $1,927$23,127 |
| 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) | $190$2,280 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 4 | 3 | 2,026 | $3,800 | 2026-07-22 | — | |
| townhomes | 4 | 4 | 2,408 | $5,100 | 2026-06-17 | — | |
| townhomes | 4 | 4 | 1,970 | $3,800 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 10392 NW 31 TER | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,180 | $516,300 | 2025-11-06 |
| 10181 NW 32 TER | TOTAL VALUE : TOWNHOUSE | 4 | 2 | 2,030 | $600,000 | 2025-07-29 |
| 9145 NW 33 ST | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,335 | $800,000 | 2025-03-26 |
| 9167 NW 33 ST | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,481 | $850,000 | 2025-03-12 |
| 3116 NW 101 PL | TOTAL VALUE : TOWNHOUSE | 4 | 2 | 2,030 | $630,000 | 2025-02-28 |
| 10111 NW 32 TER | TOTAL VALUE : TOWNHOUSE | 4 | 2 | 2,030 | $580,000 | 2024-07-01 |
| 9137 NW 33 ST | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,408 | $833,000 | 2024-06-18 |
| 9153 NW 33 ST | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,335 | $725,000 | 2024-01-29 |
| 10372 NW 31 TER | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,180 | $600,000 | 2023-12-29 |
| 3255 NW 102 PL | TOTAL VALUE : TOWNHOUSE | 4 | 2 | 2,026 | $599,000 | 2023-11-27 |
| 3149 NW 102 PATH | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,180 | $600,000 | 2023-07-26 |
| 9155 NW 33 ST | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,335 | $715,000 | 2023-06-01 |
| 9143 NW 33 ST | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,335 | $700,000 | 2023-06-01 |
| 3243 NW 102 PL | TOTAL VALUE : TOWNHOUSE | 4 | 2 | 2,026 | $590,000 | 2023-05-05 |
| 9159 NW 33 ST | TOTAL VALUE : TOWNHOUSE | 4 | 3 | 2,408 | $730,000 | 2023-04-28 |
| 3055 NW 102 PATH | TOTAL VALUE : TOWNHOUSE | 4 | 2 | 2,026 | $590,000 | 2022-12-12 |
| 10376 NW 31 TER | TOTAL VALUE : TOWNHOUSE | 4 | 2 | 2,026 | $590,000 | 2022-11-02 |
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 3 | condos | 4 | 3 | 1,782 | $435,000 | — |
| 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
IRR3.3%
Equity multiple1.53x
Total return (10yr)$123,961
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $483,997 | $18,825 | -$12,444 | $371,844 | $112,153 |
| 2 | $498,517 | $19,505 | -$11,821 | $367,489 | $131,028 |
| 3 | $513,472 | $20,209 | -$11,176 | $362,834 | $150,639 |
| 4 | $528,877 | $20,937 | -$10,508 | $357,859 | $171,017 |
| 5 | $544,743 | $21,689 | -$9,817 | $352,543 | $192,199 |
| 6 | $561,085 | $22,467 | -$9,101 | $346,862 | $214,223 |
| 7 | $577,918 | $23,272 | -$8,361 | $340,791 | $237,127 |
| 8 | $595,255 | $24,105 | -$7,595 | $334,303 | $260,952 |
| 9 | $613,113 | $24,965 | -$6,802 | $327,369 | $285,744 |
| 10 | $631,506 | $25,855 | -$5,982 | $319,960 | $311,547 |
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.