401 E Rivo Alto Dr
Miami Beach, FL 33139 · single_family · For Sale · 909 days on market
Asking price$16,900,000
7 beds 8 baths 5,804 sqft
Listed by Julian Johnston · One Sotheby's International Realty
Typesingle_family
Built2015
Price / sqft$2912
Est. value (own analysis)$28,467,238
Rent estimate (own analysis)$145,000/mo
HOANone
1 / 52
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Statusfor_sale
Listed date2024-03-07
Removed date—
MLSMiamiMLS #A11545573
Coordinates25.79312, -80.15438
Address401 E Rivo Alto Dr
CityMiami Beach
StateFL
Zip33139
Listing ID6696135747
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $16,900,000 |
| Down payment (20.0%) | $3,380,000 |
| Loan amount | $13,520,000 |
| Closing costs (5.0%) | $845,000 |
| Total cash to close | $4,225,000 |
| Income | |
| Rent (comp-derived) | $145,000$1,740,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $133,400$1,600,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $26,758$321,100 |
| Insurance (placeholder 0.8% of price) | $11,267$135,200 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $7,250$87,000 |
| Total operating expenses | $45,275$543,300 |
| 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) | $7,250$87,000 |
| 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 | 7 | 9 | 8,324 | $95,000 | 2026-08-13 | — | |
| single_family | 7 | 9 | 7,356 | $215,000 | 2026-03-11 | — | |
| single_family | 7 | 8 | 8,110 | $145,000 | 2026-02-02 | — |
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 |
|---|---|---|---|---|---|---|
| 270 S Hibiscus Dr | single_family | 7 | 8 | 10,500 | $51,500,000 | 2026-08-24 |
| 1 Star Island Dr | single_family | 7 | 5 | 6,684 | $55,000,000 | 2026-07-13 |
| 112 Palm Ave | single_family | 7 | 6 | 5,157 | $14,995,000 | 2025-09-22 |
Widened to city-wide. 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 |
|---|---|---|---|---|---|---|
| 1006 Links Dr | single_family | 7 | 9 | 12,470 | $49,000,000 | — |
| Fisher Island 6893 Lphcenter Dr Unit 6893 | condos | 7 | 10 | 9,852 | $39,950,000 | — |
| 7043 Fisher Island Dr Unit 7043 | condos | 7 | 9 | 9,826 | $36,000,000 | — |
| 1010 Fisher Island Dr | single_family | 7 | 10 | — | $36,000,000 | — |
| 360 S Hibiscus Dr | single_family | 7 | 8 | 8,300 | $49,500,000 | — |
| 3100 N Bay Rd | single_family | 7 | 10 | 10,250 | $100,000,000 | — |
| 5812 Alton Rd | single_family | 7 | 7 | 4,822 | $5,250,000 | — |
| 4430 Nautilus Dr | single_family | 7 | 7 | 4,501 | $7,295,000 | — |
10-year hold projection
IRR9.8%
Equity multiple2.53x
Total return (10yr)$8,688,735
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $17,407,000 | $1,057,500 | -$72,098 | $13,373,413 | $4,033,587 |
| 2 | $17,929,210 | $1,091,942 | -$39,831 | $13,216,760 | $4,712,450 |
| 3 | $18,467,086 | $1,127,484 | -$6,518 | $13,049,349 | $5,417,737 |
| 4 | $19,021,099 | $1,164,163 | $27,875 | $12,870,443 | $6,150,656 |
| 5 | $19,591,732 | $1,202,013 | $63,383 | $12,679,250 | $6,912,482 |
| 6 | $20,179,484 | $1,241,072 | $100,041 | $12,474,928 | $7,704,556 |
| 7 | $20,784,868 | $1,281,377 | $137,886 | $12,256,575 | $8,528,293 |
| 8 | $21,408,414 | $1,322,969 | $176,956 | $12,023,227 | $9,385,187 |
| 9 | $22,050,667 | $1,365,887 | $217,288 | $11,773,856 | $10,276,811 |
| 10 | $22,712,187 | $1,410,174 | $258,925 | $11,507,359 | $11,204,828 |
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.