1379 N Venetian Way
Miami, FL 33139 · single_family · For Sale · 247 days on market
Asking price$16,500,000
5 beds 5 baths 5,303 sqft
Listed by Reid Heidenry · One Sotheby's International Realty
Typesingle_family
Built2017
Price / sqft$3111
Est. value (own analysis)$18,089,622
Rent estimate (own analysis)$60,000/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Statusfor_sale
Listed date2025-12-29
Removed date—
MLSMiamiMLS #A11917679
Coordinates25.79125, -80.16725
Address1379 N Venetian Way
CityMiami
StateFL
Zip33139
Listing ID6814867669
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $16,500,000 |
| Down payment (20.0%) | $3,300,000 |
| Loan amount | $13,200,000 |
| Closing costs (5.0%) | $825,000 |
| Total cash to close | $4,125,000 |
| Income | |
| Rent (comp-derived) | $60,000$720,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $55,200$662,400 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $26,125$313,500 |
| Insurance (est. scaled by flood & wind risk) | $16,500$198,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $3,000$36,000 |
| Total operating expenses | $45,625$547,500 |
| 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) | $3,000$36,000 |
| 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 | 5 | 5 | 4,343 | $55,000 | 2026-07-16 | — | |
| single_family | 5 | 6 | 4,100 | $47,000 | 2026-08-25 | — | |
| single_family | 5 | 6 | 5,202 | $69,000 | 2026-08-14 | — | |
| single_family | 5 | 7 | 5,642 | $65,000 | 2026-02-17 | — | |
| single_family | 5 | 7 | 6,090 | $78,000 | 2026-02-25 | — | |
| single_family | 5 | 4 | 3,547 | $33,000 | 2026-07-06 | — | |
| single_family | 5 | 6 | 4,474 | $54,900 | 2025-09-05 | — | |
| single_family | 5 | 6 | 5,202 | $69,000 | — | — |
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 |
|---|---|---|---|---|---|---|
| 145 Palm Ave | single_family | 5 | 6 | 11,639 | $40,000,000 | 2026-07-01 |
| 1335 Lenox Ave | single_family | 5 | 3 | 2,363 | $2,375,000 | 2026-06-22 |
| 444 W Rivo Alto Dr | single_family | 5 | 5 | 4,837 | $16,500,000 | 2026-06-03 |
| 600 W Dilido Dr | single_family | 5 | 5 | 2,669 | $11,000,000 | 2026-05-14 |
| 431 W Rivo Alto Dr | single_family | 5 | 5 | 4,352 | $5,600,000 | 2026-05-11 |
| 845 E Dilido Dr | single_family | 5 | 8 | 5,046 | $35,000,000 | 2026-05-07 |
| 1277 N Venetian Way | single_family | 5 | 7 | 5,659 | $14,000,000 | 2026-04-21 |
| 1417 N Venetian Way | single_family | 5 | 7 | 7,557 | $27,500,000 | 2026-04-03 |
| 301 W Rivo Alto Dr | single_family | 5 | 3 | 2,482 | $2,700,000 | 2026-02-09 |
| 610 W Dilido Dr | single_family | 5 | 6 | 4,703 | $16,088,888 | 2025-12-30 |
| 315 E Rivo Alto Dr | single_family | 5 | 6 | 4,387 | $14,250,000 | 2025-09-30 |
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 |
|---|---|---|---|---|---|---|
| 1000 Venetian Way Unit 301/303 | condos | 5 | 5 | 3,840 | $4,600,000 | — |
| 121 2nd Dilido Ter | single_family | 5 | 6 | 3,614 | $725,000 | — |
| 800 S Pointe Dr Apt 2204 | condos | 5 | 7 | 9,049 | $78,000,000 | — |
| 441 N Hibiscus Dr | single_family | 5 | 7 | 4,827 | $19,500,000 | — |
| 126 W San Marino Dr | single_family | 5 | 7 | 7,890 | $35,995,000 | — |
| 1301 Flamingo Way | single_family | 5 | 3 | 2,743 | $4,900,000 | — |
| 821 Espanola Way | single_family | 5 | 5 | 2,410 | $1,850,000 | — |
| 432 S Hibiscus Dr | single_family | 5 | 7 | 6,090 | $31,000,000 | — |
10-year hold projection
IRR-5.3%
Equity multiple0.12x
Total return (10yr)-$1,483,086
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $16,995,000 | $114,900 | -$939,021 | $13,056,883 | $3,938,117 |
| 2 | $17,504,850 | $121,085 | -$933,737 | $12,903,937 | $4,600,913 |
| 3 | $18,029,996 | $127,523 | -$928,221 | $12,740,489 | $5,289,506 |
| 4 | $18,570,895 | $134,225 | -$922,464 | $12,565,817 | $6,005,079 |
| 5 | $19,128,022 | $141,199 | -$916,459 | $12,379,150 | $6,748,873 |
| 6 | $19,701,863 | $148,457 | -$910,195 | $12,179,664 | $7,522,199 |
| 7 | $20,292,919 | $156,008 | -$903,662 | $11,966,479 | $8,326,440 |
| 8 | $20,901,706 | $163,863 | -$896,851 | $11,738,654 | $9,163,052 |
| 9 | $21,528,758 | $172,033 | -$889,751 | $11,495,185 | $10,033,573 |
| 10 | $22,174,620 | $180,529 | -$882,351 | $11,234,996 | $10,939,624 |
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.