13741 NE 20th Pl
North Miami Beach, FL 33181 · multi_family · For Sale · 9 days on market
Asking price$620,000
4 beds 2 baths 1,678 sqft
Suggested offer$167,566$452,434 above the est. market value of $167,566.
View on Realtor.com →Listed by Geneva Auguste · Lifestyle International Realty
Typemulti_family
Built1959
Price / sqft$369
Est. value (Zillow, adjusted)$167,566
Rent estimate (building total, own analysis)$5,747/mo
HOANone
1 / 2
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Statusfor_sale
Listed date2026-08-24
Removed date—
MLSMiamiMLS #A12077020
Coordinates25.90323, -80.15734
Address13741 NE 20th Pl
CityNorth Miami Beach
StateFL
Zip33181
Listing ID6784582350
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33181)
Typical home value (ZHVI)$321,152
Typical rent (ZORI)$2,429/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 | $620,000 |
| Down payment (20.0%) | $124,000 |
| Loan amount | $496,000 |
| Closing costs (5.0%) | $31,000 |
| Total cash to close | $155,000 |
| Income | |
| Rent (estimate) | $5,747$68,959 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,287$63,442 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $982$11,780 |
| Insurance (placeholder 0.8% of price) | $413$4,960 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $287$3,448 |
| Total operating expenses | $1,682$20,188 |
| 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) | $287$3,448 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 1640 NE 145th St | multi_family | 6 | 4 | 3,216 | $175,000 | 2025-12-24 |
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 |
|---|---|---|---|---|---|---|
| 1765 NE 145th St | single_family | 4 | 3 | 2,066 | $965,000 | — |
| 11113 Biscayne Blvd Ph 8 | condos | 4 | 5 | 4,560 | $1,850,000 | — |
| 2273 Bayview Ln | single_family | 4 | 4 | 2,900 | $3,875,000 | — |
| 11620 NE 20th Dr | single_family | 4 | 4 | 3,349 | $3,100,000 | — |
| 2096 Alamanda Dr | single_family | 4 | 6 | 4,300 | $4,395,000 | — |
| 1845 NE 124th St | single_family | 4 | 5 | 3,216 | $3,600,000 | — |
| 1825 Alamanda Dr | single_family | 4 | 3 | — | $1,850,000 | — |
| 12944 Banyan Rd | single_family | 4 | 3 | 2,460 | $2,750,000 | — |
10-year hold projection
IRR11.9%
Equity multiple2.85x
Total return (10yr)$367,063
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $638,600 | $43,254 | $1,557 | $490,622 | $147,978 |
| 2 | $657,758 | $44,653 | $2,869 | $484,875 | $172,883 |
| 3 | $677,491 | $46,096 | $4,224 | $478,734 | $198,757 |
| 4 | $697,815 | $47,585 | $5,622 | $472,170 | $225,645 |
| 5 | $718,750 | $49,121 | $7,066 | $465,156 | $253,594 |
| 6 | $740,312 | $50,706 | $8,556 | $457,660 | $282,652 |
| 7 | $762,522 | $52,341 | $10,094 | $449,649 | $312,872 |
| 8 | $785,397 | $54,029 | $11,681 | $441,089 | $344,309 |
| 9 | $808,959 | $55,769 | $13,319 | $431,940 | $377,019 |
| 10 | $833,228 | $57,565 | $15,010 | $422,163 | $411,065 |
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.