16470 NE 30th Ave
North Miami Beach, FL 33160 · single_family · For Sale · 92 days on market
Asking price$14,500,000
5 beds 8 baths 5,347 sqft
Suggested offer$4,604,890$9,895,110 above the est. market value of $4,604,890.
View on Realtor.com →Listed by Chad Carroll · COMPASS
Typesingle_family
Built2019
Price / sqft$2712
Est. value (own analysis)$4,604,890
Rent estimate (own analysis)$44,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-06-02
Removed date—
MLSMiamiMLS #A12027348
Coordinates25.92951, -80.14210
Address16470 NE 30th Ave
CityNorth Miami Beach
StateFL
Zip33160
Listing ID6704795967
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $14,500,000 |
| Down payment (20.0%) | $2,900,000 |
| Loan amount | $11,600,000 |
| Closing costs (5.0%) | $725,000 |
| Total cash to close | $3,625,000 |
| Income | |
| Rent (comp-derived) | $44,000$528,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $40,480$485,760 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $22,958$275,500 |
| Insurance (est. scaled by flood & wind risk) | $18,850$226,200 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,200$26,400 |
| Total operating expenses | $44,008$528,100 |
| 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) | $2,200$26,400 |
| 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 | 5 | 7 | 3,955 | $38,000 | 2026-08-13 | — | |
| single_family | 5 | 6 | 5,492 | $60,000 | 2025-12-17 | — | |
| single_family | 5 | 6 | 5,036 | $35,000 | 2026-06-04 | — | |
| single_family | 5 | 6 | 4,759 | $50,000 | 2026-05-05 | — |
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 |
|---|---|---|---|---|---|---|
| 262 189th Ter | single_family | 5 | 6 | 4,140 | $5,325,000 | 2026-08-17 |
| 625 Ocean Blvd | single_family | 5 | 4 | 6,734 | $24,000,000 | 2026-08-13 |
| 465 Golden Beach Dr | single_family | 5 | 5 | 3,674 | $4,500,000 | 2026-07-01 |
| 3443 NE 166th St | single_family | 5 | 5 | 3,083 | $2,000,000 | 2026-05-21 |
| 333 Golden Beach Dr | single_family | 5 | 5 | 4,810 | $4,000,000 | 2026-05-19 |
| 3942 194th Ln | single_family | 5 | 5 | 3,339 | $2,450,000 | 2026-04-07 |
| 3914 Island Estates Dr | single_family | 5 | 6 | 6,522 | $10,000,000 | 2026-03-23 |
| 2531 NE 182nd St | single_family | 5 | 5 | 3,302 | $1,740,000 | 2025-12-15 |
| 2531 NE 182 | single_family | 5 | 5 | 4,035 | $1,740,000 | 2025-12-05 |
| 250 190th St | single_family | 5 | 6 | 4,378 | $3,900,000 | 2025-09-29 |
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 |
|---|---|---|---|---|---|---|
| 18825 N Bay Rd | single_family | 5 | 5 | — | $3,500,000 | — |
| 268 S Parkway | single_family | 5 | 4 | 4,019 | $14,800,000 | — |
| 4027 194th Trl | single_family | 5 | 5 | 3,403 | $3,890,000 | — |
| 2950 NE 164th St | single_family | 5 | 6 | 5,796 | $7,450,000 | — |
| 3960 194th Trl | single_family | 5 | 5 | 3,291 | $2,950,000 | — |
| 16414 NE 33rd Ave | single_family | 5 | 6 | 2,053 | $3,699,000 | — |
| 16430 NE 30th Ave | single_family | 5 | 5 | 5,027 | $6,175,000 | — |
| 300 Sunny Isles Blvd Ph 3 | condos | 5 | 6 | 3,722 | $3,500,000 | — |
10-year hold projection
IRR-7.8%
Equity multiple-0.32x
Total return (10yr)-$2,875,339
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $14,935,000 | -$42,340 | -$963,277 | $11,474,230 | $3,460,770 |
| 2 | $15,383,050 | -$40,970 | -$962,566 | $11,339,824 | $4,043,226 |
| 3 | $15,844,542 | -$39,492 | -$961,765 | $11,196,188 | $4,648,354 |
| 4 | $16,319,878 | -$37,903 | -$960,869 | $11,042,688 | $5,277,190 |
| 5 | $16,809,474 | -$36,196 | -$959,874 | $10,878,647 | $5,930,827 |
| 6 | $17,313,758 | -$34,368 | -$958,774 | $10,703,341 | $6,610,418 |
| 7 | $17,833,171 | -$32,411 | -$957,564 | $10,515,997 | $7,317,175 |
| 8 | $18,368,166 | -$30,321 | -$956,239 | $10,315,787 | $8,052,379 |
| 9 | $18,919,211 | -$28,092 | -$954,795 | $10,101,829 | $8,817,382 |
| 10 | $19,486,788 | -$25,718 | -$953,225 | $9,873,179 | $9,613,609 |
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.