4165 Poinciana Ave
Miami, FL 33133 · single_family · For Sale · 5 days on market
Asking price$10,600,000
8 beds 9 baths — sqft
Suggested offer$1,926,900$8,673,100 above the est. market value of $1,926,900.
View on Realtor.com →Listed by Ian Broennle · COMPASS
Typesingle_family
Built—
Price / sqft—
Est. value (Realtor.com)$1,926,900
Rent estimate (Zillow ZIP avg)$3,793/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood2/10minor$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-28
Removed date—
MLSMiamiMLS #A12079474
Coordinates25.72023, -80.26095
Address4165 Poinciana Ave
CityMiami
StateFL
Zip33133
Listing ID6781927725
Sourcerealtor, cached 2026-09-01
ZIP market snapshot (33133)
Typical home value (ZHVI)$1,352,044
Typical rent (ZORI)$3,793/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 | $10,600,000 |
| Down payment (20.0%) | $2,120,000 |
| Loan amount | $8,480,000 |
| Closing costs (5.0%) | $530,000 |
| Total cash to close | $2,650,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $3,793$45,518 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,490$41,876 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $4,566$54,787 |
| Insurance (est. scaled by flood & wind risk) | $10,600$127,200 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $190$2,276 |
| Total operating expenses | $15,355$184,263 |
| 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) | $190$2,276 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 8 | 5 | 4,426 | $25,000 | 2025-10-21 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 3794 Irvington Ave | single_family | 4 | 2 | 1,796 | $2,085,000 | 2026-08-27 |
| 2000 SW 25th St | single_family | 4 | 4 | 1,908 | $1,080,000 | 2026-08-26 |
| 1630 S Bayshore Dr | single_family | 2 | 2 | 1,248 | $2,350,000 | 2026-08-25 |
| 3577 Charles Ave | single_family | 3 | 1 | 1,120 | $1,070,000 | 2026-08-24 |
| 3200 Thomas Ave | single_family | 4 | 4 | 3,268 | $3,440,000 | 2026-08-21 |
| 3253 McDonald St | single_family | 3 | 4 | 2,593 | $2,350,000 | 2026-08-21 |
| 3185 Washington St | single_family | 4 | 4 | 3,205 | $3,500,000 | 2026-08-21 |
| 2490 Abaco Ave | single_family | 2 | 1 | 1,059 | $2,000,000 | 2026-08-19 |
| 3233 Crystal Ct | single_family | 3 | 2 | 1,877 | $2,260,000 | 2026-08-19 |
| 2496 Abaco Ave | single_family | 6 | 5 | 3,417 | $2,699,999 | 2026-08-19 |
| 2980 Bird Ave | single_family | 1 | 1 | 1,064 | $2,100,000 | 2026-08-18 |
| 1621 Nocatee Dr | single_family | 3 | 3 | 2,567 | $2,850,000 | 2026-08-18 |
| 3522 William Ave | single_family | 2 | 3 | — | $1,650,000 | 2026-08-14 |
| 6970 Sunrise Dr | single_family | 6 | 7 | 6,460 | $13,000,000 | 2026-08-13 |
| 2792 SW 22nd Ave | single_family | 3 | 3 | 1,575 | $1,250,000 | 2026-08-12 |
| 1880 S Bayshore Dr | single_family | 5 | 5 | 4,442 | $3,100,000 | 2026-08-11 |
| 3520 Saint Gaudens Ct | single_family | 3 | 4 | 2,518 | $3,850,000 | 2026-08-07 |
| 4090 Barbarossa Ave | single_family | 4 | 4 | 3,491 | $4,450,000 | 2026-08-05 |
| 4095 Hardie Ave | single_family | 5 | 7 | 3,736 | $5,000,000 | 2026-08-05 |
| 30 Samana Dr | single_family | 5 | 7 | 4,964 | $7,525,000 | 2026-08-04 |
| 2636 SW 29th Ct | single_family | 3 | 2 | — | $600,000 | 2026-08-03 |
| 1815 Fairhaven Pl | single_family | 4 | 4 | 3,665 | $6,550,000 | 2026-07-30 |
| 1650 Micanopy Ave | single_family | 10 | 4 | 7,456 | $9,250,000 | 2026-07-30 |
| 79 W Shore Dr | single_family | 4 | 5 | 3,718 | $3,600,000 | 2026-07-30 |
| 3400 William Ave | single_family | 3 | 1 | 840 | $800,000 | 2026-07-29 |
| 2400 Overbrook St | single_family | — | — | — | $8,100,000 | 2026-07-28 |
| 2521 Lincoln Ave | single_family | 5 | 6 | — | $6,000,000 | 2026-07-28 |
| 2241 SW 25th Ter | single_family | 3 | 2 | 1,905 | $1,020,000 | 2026-07-27 |
| 140 Morningside Dr | single_family | 2 | 2 | 1,548 | $1,650,000 | 2026-07-27 |
| 4040 Kiaora St | single_family | 6 | 8 | 8,833 | $22,500,000 | 2026-07-27 |
| 3544 William Ave | single_family | 2 | 1 | 753 | $1,125,000 | 2026-07-24 |
| 3554 William Ave | single_family | 3 | 1 | 1,043 | $1,125,000 | 2026-07-24 |
| 3101 SW 25th Ter | single_family | 3 | 2 | 1,348 | $880,000 | 2026-07-22 |
| 2841 Emathla St | single_family | 4 | 4 | 3,243 | $7,250,000 | 2026-07-20 |
| 1745 S Bayshore Ln | single_family | 2 | 2 | 1,595 | $2,000,000 | 2026-07-17 |
| 3554 SW 26th St | single_family | 2 | 1 | 1,215 | $700,000 | 2026-07-17 |
| 2260 SW 25th St | single_family | 2 | 1 | 2,017 | $855,000 | 2026-07-14 |
| 1701 Wa Kee Na Dr | single_family | 3 | 2 | 1,716 | $2,150,000 | 2026-07-14 |
| 4002 Kumquat Ave | single_family | 3 | 3 | 2,041 | $1,885,000 | 2026-07-13 |
| 4190 Ingraham Hwy | single_family | 4 | 3 | 4,622 | $6,550,000 | 2026-07-10 |
| 215 S Shore Dr | single_family | 6 | 6 | 4,626 | $6,500,000 | 2026-07-10 |
| 259 E Shore Dr | single_family | 4 | 4 | 2,772 | $2,990,000 | 2026-07-06 |
| 3312 Frow Ave | single_family | 3 | 2 | 1,117 | $1,250,000 | 2026-07-02 |
| 1616 S Bayshore Dr | single_family | 4 | 5 | 3,279 | $2,850,000 | 2026-07-02 |
| 2345 Overbrook St | single_family | 2 | 1 | 1,200 | $1,550,000 | 2026-07-02 |
| 2665 SW 17th Ave | single_family | 2 | 2 | 1,405 | $1,385,000 | 2026-06-30 |
| 2135 SW 26th St | single_family | 2 | 1 | 956 | $771,370 | 2026-06-30 |
| 1779 Tigertail Ave | single_family | 3 | 2 | 2,320 | $3,075,000 | 2026-06-26 |
| 142 San Souci Dr | single_family | 4 | 5 | 4,442 | $4,250,000 | 2026-06-26 |
| 3535 W Glencoe St | single_family | 3 | 1 | 1,555 | $1,650,000 | 2026-06-22 |
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 |
|---|---|---|---|---|---|---|
| 1616 Onaway Dr | single_family | 8 | 9 | 6,194 | $9,995,000 | — |
| 2371 SW 27th St | multi_family | 8 | 4 | 3,066 | $1,475,000 | — |
| 2945 Coconut Ave | multi_family | 8 | 8 | 3,500 | $2,800,000 | — |
10-year hold projection
IRR-10.3%
Equity multiple-0.75x
Total return (10yr)-$3,241,292
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $10,918,000 | -$142,387 | -$798,600 | $8,388,058 | $2,529,942 |
| 2 | $11,245,540 | -$145,737 | -$802,007 | $8,289,802 | $2,955,738 |
| 3 | $11,582,906 | -$149,165 | -$805,493 | $8,184,799 | $3,398,107 |
| 4 | $11,930,393 | -$152,672 | -$809,060 | $8,072,585 | $3,857,808 |
| 5 | $12,288,305 | -$156,260 | -$812,709 | $7,952,666 | $4,335,639 |
| 6 | $12,656,954 | -$159,930 | -$816,443 | $7,824,511 | $4,832,443 |
| 7 | $13,036,663 | -$163,686 | -$820,262 | $7,687,556 | $5,349,107 |
| 8 | $13,427,763 | -$167,528 | -$824,171 | $7,541,196 | $5,886,567 |
| 9 | $13,830,596 | -$171,459 | -$828,169 | $7,384,786 | $6,445,810 |
| 10 | $14,245,514 | -$175,480 | -$832,259 | $7,217,634 | $7,027,880 |
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.