12900 SW 63rd Ave
Pinecrest, FL 33156 · single_family · For Sale · 58 days on market
Asking price$11,999,999
8 beds 9 baths 9,019 sqft
Suggested offer$10,980,684$1,019,315 above the est. market value of $10,980,684.
View on Realtor.com →Listed by Lourdes Alatriste · Douglas Elliman
Typesingle_family
Built2021
Price / sqft$1331
Est. value (own analysis)$10,980,684
Rent estimate (Zillow ZIP avg)$2,706/mo
HOANone
1 / 56
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Statusfor_sale
Listed date2026-07-06
Removed date—
MLSMiamiMLS #A12048716
Coordinates25.65130, -80.29607
Address12900 SW 63rd Ave
CityPinecrest
StateFL
Zip33156
Listing ID6829129184
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33156)
Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/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 | $11,999,999 |
| Down payment (20.0%) | $2,400,000 |
| Loan amount | $9,599,999 |
| Closing costs (5.0%) | $600,000 |
| Total cash to close | $3,000,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,706$32,468 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,489$29,870 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $19,000$228,000 |
| Insurance (placeholder 0.8% of price) | $8,000$96,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $135$1,623 |
| Total operating expenses | $27,135$325,623 |
| 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) | $135$1,623 |
| 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 | 8 | 9 | 9,532 | $65,000 | 2026-07-21 | — | |
| single_family | 8 | 9 | 8,673 | $49,000 | 2026-07-30 | — |
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 |
|---|---|---|---|---|---|---|
| 6730 SW 115th St | single_family | 8 | 9 | 9,117 | $11,100,000 | 2026-05-27 |
| 33 Arvida Pkwy | single_family | 8 | 8 | 12,543 | $55,000,000 | 2026-04-22 |
| 12211 Pine Needle Ln | single_family | 8 | 7 | 6,826 | $5,220,000 | 2026-03-10 |
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 |
|---|---|---|---|---|---|---|
| 6290 Chapman Field Dr | single_family | 8 | 12 | 11,670 | $16,250,000 | — |
| 641 Leucadendra Dr | single_family | 8 | 10 | 13,193 | $78,000,000 | — |
| 6300 Moss Ranch Rd | single_family | 8 | 11 | 8,931 | $7,995,000 | — |
| 5771 SW 94th St | single_family | 8 | 9 | 12,023 | $21,495,000 | — |
| 5900 SW 129th Ter | single_family | 8 | 9 | 9,935 | $16,990,000 | — |
| 6990 SW 91st St | single_family | 8 | 8 | — | $5,995,000 | — |
| 6190 SW 128th St | single_family | 8 | 11 | 9,800 | $10,599,999 | — |
| 7425 Howard Dr | single_family | 8 | 9 | 8,455 | $6,900,000 | — |
10-year hold projection
IRR-13.0%
Equity multiple-1.25x
Total return (10yr)-$5,170,811
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $12,359,999 | -$295,753 | -$1,037,683 | $9,495,914 | $2,864,085 |
| 2 | $12,730,799 | -$302,997 | -$1,044,968 | $9,384,681 | $3,346,118 |
| 3 | $13,112,723 | -$310,419 | -$1,052,430 | $9,265,809 | $3,846,913 |
| 4 | $13,506,105 | -$318,021 | -$1,060,075 | $9,138,775 | $4,367,330 |
| 5 | $13,911,288 | -$325,808 | -$1,067,906 | $9,003,017 | $4,908,271 |
| 6 | $14,328,626 | -$333,785 | -$1,075,928 | $8,857,936 | $5,470,690 |
| 7 | $14,758,485 | -$341,956 | -$1,084,145 | $8,702,893 | $6,055,593 |
| 8 | $15,201,240 | -$350,327 | -$1,092,563 | $8,537,202 | $6,664,038 |
| 9 | $15,657,277 | -$358,902 | -$1,101,186 | $8,360,133 | $7,297,144 |
| 10 | $16,126,995 | -$367,685 | -$1,110,018 | $8,170,905 | $7,956,090 |
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.