255 Ocean Blvd
Golden Beach, FL 33160 · single_family · Pending — under contract · 209 days on market
Asking price$79,500,000
7 beds 14 baths 17,507 sqft
Suggested offer$29,444,976$50,055,024 above the est. market value of $29,444,976.
View on Realtor.com →Listed by Dina Goldentayer · Douglas Elliman - 120 Ocean Drive
Typesingle_family
Built2026
Price / sqft$4541
Est. value (own analysis)$29,444,976
Rent estimate (Zillow ZIP avg)$3,079/mo
HOANone
1 / 2
Show every detail
Statusfor_sale
Listed date2026-02-05
Removed date—
MLSMiamiMLS #A11956911
Coordinates25.96189, -80.11937
Address255 Ocean Blvd
CityGolden Beach
StateFL
Zip33160
Listing ID6764174646
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 | $79,500,000 |
| Down payment (20.0%) | $15,900,000 |
| Loan amount | $63,600,000 |
| Closing costs (5.0%) | $3,975,000 |
| Total cash to close | $19,875,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $3,079$36,944 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,832$33,988 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $125,875$1,510,500 |
| Insurance (placeholder 0.8% of price) | $53,000$636,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $154$1,847 |
| Total operating expenses | $179,029$2,148,347 |
| 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) | $154$1,847 |
| 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 | 8 | 6,475 | $29,500 | 2026-07-20 | — | |
| single_family | 7 | 6 | 3,696 | $21,000 | 2026-06-25 | — |
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 |
|---|---|---|---|---|---|---|
| 194 Golden Beach Dr | single_family | 7 | 6 | 4,596 | $7,730,000 | 2026-07-08 |
| 19005 Atlantic Blvd | single_family | 7 | 6 | 3,696 | $2,750,000 | 2026-05-01 |
| 630 Golden Beach Dr | single_family | 7 | 9 | 8,541 | $16,420,000 | 2025-12-12 |
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 |
|---|---|---|---|---|---|---|
| 115 Ocean Blvd | single_family | 7 | 12 | 9,121 | $47,000,000 | — |
| 410 Golden Beach Dr | single_family | 7 | 8 | 5,713 | $14,975,000 | — |
| 185 Ocean Blvd | single_family | 7 | 9 | — | $45,000,000 | — |
| 680 Golden Beach Dr | single_family | 7 | 7 | 8,197 | $21,900,000 | — |
| 284 Ocean Blvd | single_family | 7 | 7 | — | $11,000,000 | — |
| 7000 Island Blvd Ph 2 | condos | 7 | 9 | 7,700 | $5,500,000 | — |
| multi_family | 7 | 3 | 2,684 | $1,075,000 | — |
10-year hold projection
IRR-13.5%
Equity multiple-1.33x
Total return (10yr)-$35,935,996
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $81,885,000 | -$2,114,359 | -$7,020,735 | $62,910,435 | $18,974,565 |
| 2 | $84,341,550 | -$2,167,048 | -$7,073,470 | $62,173,516 | $22,168,034 |
| 3 | $86,871,797 | -$2,221,049 | -$7,127,519 | $61,385,993 | $25,485,804 |
| 4 | $89,477,950 | -$2,276,395 | -$7,182,913 | $60,544,389 | $28,933,561 |
| 5 | $92,162,289 | -$2,333,119 | -$7,239,687 | $59,644,992 | $32,517,297 |
| 6 | $94,927,158 | -$2,391,256 | -$7,297,875 | $58,683,832 | $36,243,326 |
| 7 | $97,774,972 | -$2,450,840 | -$7,357,511 | $57,656,668 | $40,118,304 |
| 8 | $100,708,221 | -$2,511,908 | -$7,418,633 | $56,558,968 | $44,149,254 |
| 9 | $103,729,468 | -$2,574,497 | -$7,481,276 | $55,385,887 | $48,343,581 |
| 10 | $106,841,352 | -$2,638,644 | -$7,545,480 | $54,132,250 | $52,709,102 |
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.