16580 SW 173rd Ave
Miami, FL 33187 · single_family · For Sale · 82 days on market
Asking price$2,892,000
5 beds 5 baths 3,937 sqft
Suggested offer$1,190,943$1,701,058 above the est. market value of $1,190,943.
View on Realtor.com →Listed by RAQUEL OSSA · Miami New Realty
Typesingle_family
Built2004
Price / sqft$735
Est. value (own analysis)$1,190,943
Rent estimate (own analysis)$7,500/mo
HOANone
Wind10/10Extreme$Heat9/10ExtremeFlood6/10major$Wildfire4/10ModerateAir2/10Minor
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Statusfor_sale
Listed date2026-06-12
Removed date—
MLSMiamiMLS #A12034767
Coordinates25.61156, -80.47372
Address16580 SW 173rd Ave
CityMiami
StateFL
Zip33187
Listing ID6715448952
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33187)
Typical home value (ZHVI)$720,811
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 | $2,892,000 |
| Down payment (20.0%) | $578,400 |
| Loan amount | $2,313,600 |
| Closing costs (5.0%) | $144,600 |
| Total cash to close | $723,000 |
| Income | |
| Rent (comp-derived) | $7,500$90,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $6,900$82,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,579$54,948 |
| Insurance (est. scaled by flood & wind risk) | $3,374$40,488 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $375$4,500 |
| Total operating expenses | $8,328$99,936 |
| 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) | $375$4,500 |
| 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 | 6 | 3,996 | $16,500 | 2025-06-27 | — | |
| single_family | 5 | 5 | 3,803 | $7,500 | 2025-10-20 | — | |
| single_family | 5 | 3 | 3,312 | $6,500 | 2026-08-27 | — |
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 |
|---|---|---|---|---|---|---|
| 20076 SW 190th St | single_family | 5 | 3 | 2,244 | $1,135,000 | 2026-08-27 |
| 15288 SW 176th Ter | single_family | 5 | 5 | 3,396 | $800,000 | 2026-08-19 |
| 16933 SW 215th Ter | single_family | 5 | 4 | 3,243 | $950,000 | 2026-08-17 |
| 15100 SW 175th St | single_family | 5 | 3 | 3,128 | $1,010,000 | 2026-08-14 |
| 14864 SW 163rd Ter | single_family | 5 | 3 | 2,640 | $799,000 | 2026-07-31 |
| 15421 SW 158th St | single_family | 5 | 2 | 2,131 | $750,000 | 2026-06-29 |
| 16144 SW 148th Pl | single_family | 5 | 4 | 3,033 | $825,000 | 2026-06-18 |
| 15562 SW 177th Ter | single_family | 5 | 2 | 1,760 | $720,000 | 2026-06-02 |
| 17921 SW 149th Ct | single_family | 5 | 5 | 3,427 | $1,129,900 | 2026-05-15 |
| 15431 SW 171st St | single_family | 5 | 3 | 2,249 | $680,000 | 2026-05-13 |
| 14940 SW 164th Ter | single_family | 5 | 3 | 3,502 | $1,100,000 | 2026-03-02 |
| 14888 SW 163rd Ter | single_family | 5 | 4 | 3,033 | $825,000 | 2026-01-09 |
| 15210 SW 163rd St | single_family | 5 | 3 | 2,817 | $1,165,000 | 2025-12-17 |
| 15274 SW 173rd Ln | single_family | 5 | 3 | 2,444 | $697,000 | 2025-12-05 |
| 15451 SW 173rd Ln | single_family | 5 | 3 | 2,444 | $685,000 | 2025-12-05 |
| 16142 SW 148th Ave | single_family | 5 | 3 | 3,033 | $850,000 | 2025-11-24 |
| 17650 SW 154th Pl | single_family | 5 | 3 | 2,444 | $760,000 | 2025-11-13 |
| 16304 SW 147th Ct | single_family | 5 | 4 | 2,987 | $820,301 | 2025-11-04 |
| 15530 SW 152nd Ter | single_family | 5 | 2 | 2,332 | $915,000 | 2025-10-14 |
| 16262 SW 147th Pl | single_family | 5 | 3 | 3,033 | $893,300 | 2025-10-09 |
| 21200 SW 187th Ave | single_family | 5 | 3 | 2,268 | $920,000 | 2025-09-24 |
| 17970 SW 152nd Ave | single_family | 5 | 3 | 2,373 | $695,000 | 2025-09-16 |
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 |
|---|---|---|---|---|---|---|
| 15130 SW 164th Ter | single_family | 5 | 3 | 3,772 | $1,349,000 | — |
| 20076 SW 190th St | single_family | 5 | 3 | 2,244 | $1,175,000 | — |
| 14832 SW 169th Ln | single_family | 5 | 3 | 2,230 | $950,000 | — |
| 15302 SW 180th Ter | single_family | 5 | 3 | 2,174 | $715,000 | — |
| 17795 SW 158th St | single_family | 5 | 3 | 4,396 | $2,799,999 | — |
| 14800 SW 166th St | single_family | 5 | 3 | 3,188 | $1,850,000 | — |
| 16400 SW 173rd Ave | single_family | 5 | 4 | 3,091 | $1,399,000 | — |
| 19520 SW 206th St | single_family | 5 | 4 | 3,094 | $1,249,999 | — |
10-year hold projection
IRR-8.5%
Equity multiple-0.44x
Total return (10yr)-$665,947
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,978,760 | -$17,136 | -$200,050 | $2,288,515 | $690,245 |
| 2 | $3,068,123 | -$17,150 | -$200,177 | $2,261,708 | $806,415 |
| 3 | $3,160,166 | -$17,153 | -$200,294 | $2,233,060 | $927,106 |
| 4 | $3,254,971 | -$17,142 | -$200,402 | $2,202,445 | $1,052,527 |
| 5 | $3,352,621 | -$17,119 | -$200,500 | $2,169,727 | $1,182,894 |
| 6 | $3,453,199 | -$17,081 | -$200,586 | $2,134,763 | $1,318,437 |
| 7 | $3,556,795 | -$17,028 | -$200,660 | $2,097,397 | $1,459,398 |
| 8 | $3,663,499 | -$16,959 | -$200,722 | $2,057,465 | $1,606,034 |
| 9 | $3,773,404 | -$16,874 | -$200,770 | $2,014,792 | $1,758,612 |
| 10 | $3,886,606 | -$16,771 | -$200,805 | $1,969,188 | $1,917,418 |
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.