142 S Island Dr
Golden Beach, FL 33160 · single_family · Pending — under contract · 271 days on market
Asking price$16,999,000
6 beds 9 baths 8,783 sqft
Listed by Dina Goldentayer · Douglas Elliman - 120 Ocean Drive
Typesingle_family
Built2011
Price / sqft$1935
Est. value (own analysis)$17,040,689
Rent estimate (own analysis)$45,000/mo
HOANone
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Statusfor_sale
Listed date2025-12-05
Removed date—
MLSMiamiMLS #A11925513
Coordinates25.95838, -80.12259
Address142 S Island Dr
CityGolden Beach
StateFL
Zip33160
Listing ID6777695822
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 | $16,999,000 |
| Down payment (20.0%) | $3,399,800 |
| Loan amount | $13,599,200 |
| Closing costs (5.0%) | $849,950 |
| Total cash to close | $4,249,750 |
| Income | |
| Rent (comp-derived) | $45,000$540,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $41,400$496,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $26,915$322,981 |
| Insurance (placeholder 0.8% of price) | $11,333$135,992 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,250$27,000 |
| Total operating expenses | $40,498$485,973 |
| 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) | $2,250$27,000 |
| 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 | 6 | 7 | 5,790 | $42,000 | 2026-07-29 | — | |
| single_family | 6 | 5 | 5,743 | $45,000 | 2026-03-17 | — | |
| single_family | 6 | 8 | 7,500 | $65,000 | 2026-07-28 | — |
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 |
|---|---|---|---|---|---|---|
| 354 Golden Beach Dr | single_family | 6 | 7 | 4,154 | $8,020,000 | 2026-07-28 |
| 364 Golden Beach Dr | single_family | 6 | 7 | 5,363 | $9,940,000 | 2026-07-09 |
| 306 Atlantic Ave | single_family | 6 | 5 | 4,799 | $5,000,000 | 2026-06-29 |
| 3965 194th Ln | single_family | 6 | 6 | 3,994 | $2,900,000 | 2026-04-30 |
| 620 Ocean Blvd | single_family | 6 | 9 | 5,457 | $8,000,000 | 2026-03-31 |
| 387 Ocean Blvd | single_family | 6 | 10 | 11,599 | $32,500,000 | 2026-03-25 |
| 455 Centre Is | single_family | 6 | 5 | 4,413 | $8,800,000 | 2026-03-24 |
| 3209 NE 169th St | single_family | 6 | 8 | 6,364 | $12,550,000 | 2026-03-16 |
| 194 S Island Dr | single_family | 6 | 8 | 7,635 | $27,100,000 | 2026-01-06 |
| 220 S Island | single_family | 6 | 5 | 6,642 | $12,950,000 | 2025-12-01 |
| 3301 NE 170th St | single_family | 6 | 7 | 5,446 | $4,000,000 | 2025-10-14 |
| 100 Golden Beach Dr | single_family | 6 | 7 | 7,755 | $16,558,000 | 2025-10-01 |
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 |
|---|---|---|---|---|---|---|
| 275 189th Ter | single_family | 6 | 7 | 4,167 | $4,500,000 | — |
| 3916 Island Estates Dr | single_family | 6 | 7 | 6,932 | $19,990,000 | — |
| 1522 Island Blvd | single_family | 6 | 8 | 6,430 | $13,750,000 | — |
| 17121 Collins Ave Apt 4806 | condos | 6 | 8 | 8,332 | $8,332,000 | — |
| 128 Ocean Blvd | single_family | 6 | 9 | 7,657 | $12,950,000 | — |
| single_family | 6 | 8 | 7,500 | $8,900,000 | — | |
| 19575 Collins Ave Unit 3 | condos | 6 | 9 | 10,515 | $19,995,000 | — |
| 342 S Parkway | single_family | 6 | 7 | 5,660 | $16,900,000 | — |
10-year hold projection
IRR-6.8%
Equity multiple-0.15x
Total return (10yr)-$2,668,166
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $17,508,970 | $10,827 | -$1,064,878 | $13,451,754 | $4,057,216 |
| 2 | $18,034,239 | $13,582 | -$1,062,799 | $13,294,184 | $4,740,055 |
| 3 | $18,575,266 | $16,480 | -$1,060,593 | $13,125,792 | $5,449,474 |
| 4 | $19,132,524 | $19,527 | -$1,058,254 | $12,945,837 | $6,186,687 |
| 5 | $19,706,500 | $22,730 | -$1,055,779 | $12,753,525 | $6,952,975 |
| 6 | $20,297,695 | $26,094 | -$1,053,160 | $12,548,006 | $7,749,689 |
| 7 | $20,906,626 | $29,625 | -$1,050,392 | $12,328,374 | $8,578,252 |
| 8 | $21,533,825 | $33,332 | -$1,047,468 | $12,093,659 | $9,440,165 |
| 9 | $22,179,839 | $37,220 | -$1,044,382 | $11,842,827 | $10,337,013 |
| 10 | $22,845,235 | $41,298 | -$1,041,127 | $11,574,769 | $11,270,465 |
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.