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1040 Biscayne Blvd Apt 4602

Miami, FL 33132 · condos · For Sale · 12 days on market
Asking price$6,499,000
6 beds 7 baths 5,231 sqft
Suggested offer$3,043,971$3,455,029 above the est. market value of $3,043,971.
View on Realtor.com →
Listed by Stefan Segall · COMPASS
Typecondos
Built2007
Price / sqft$1242
Est. value (own analysis)$3,043,971
Rent estimate (own analysis)$40,000/mo
HOA$9,000/mo
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Street view
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-08-21
Removed date—
MLSMiamiMLS #A12070744
Coordinates25.78464, -80.19016
Address1040 Biscayne Blvd Apt 4602
CityMiami
StateFL
Zip33132
Listing ID6838092942
Sourceus-real-estate-listings, cached 2026-08-29

ZIP market snapshot (33132)

Typical home value (ZHVI)$514,716
Typical rent (ZORI)$3,468/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$6,499,000
Down payment (20.0%)$1,299,800
Loan amount$5,199,200
Closing costs (5.0%)$324,950
Total cash to close$1,624,750
Income
Rent (comp-derived)$40,000$480,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$480,000
Vacancy rate (assumption) assumption8.0%

$480,000 × 8.0% = $38,400

Effective gross income$36,800$441,600
Operating expenses
Property tax (placeholder 1.9% of price)$10,290$123,481
Insurance (placeholder 0.8% of price)$4,333$51,992
HOA dues$9,000$108,000
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$2,000$24,000
Total operating expenses$25,623$307,473
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$441,600
Total operating expenses derived$307,473

$441,600 − $307,473 = $134,127

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$5,199,200
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$5,199,200 amortized at 6.7% over 30 years = $33,411/mo

CapEx reserve (5.0% of GSR)$2,000$24,000
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived$134,127
Annual debt service derived$400,938
Annual CapEx reserve assumption$24,000
Annual PMI assumption$0

($134,127 − $400,938 − $24,000 − $0) ÷ 12 = -$24,234

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived$134,127
Purchase price data$6,499,000

$134,127 ÷ $6,499,000 = 2.1%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$290,811
Total cash to close derived$1,624,750

-$290,811 ÷ $1,624,750 = -17.9%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived$134,127
Annual debt service derived$400,938

$134,127 ÷ $400,938 = 0.33

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$480,000
Purchase price data$6,499,000

($480,000 ÷ 12) ÷ $6,499,000 = 0.6%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$6,499,000
Gross scheduled rent (annual) comp$480,000

$6,499,000 ÷ $480,000 = 13.5

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$307,473
Effective gross income derived$441,600

$307,473 ÷ $441,600 = 69.6%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$307,473
Annual debt service derived$400,938
Annual PMI assumption$0
Gross scheduled rent (annual) comp$480,000

($307,473 + $400,938 + $0) ÷ $480,000 = 147.6%

Comparables

Widened to city-wide. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
condos674,549$40,0002026-07-24—
condos665,173$50,0002026-04-03—
apartment642,376$1,9502026-03-11—

3131 NE 7th Ave Unit 4901

Miami, 33137 · rent comp

Bedrooms / bathrooms6 bd / 7 ba
Square footage4,549
Listed2026-07-24
Days on market—

Asking rent: $40,000

View on Zillow →

1000 Brickell Plz Unit UPH6202

Miami, 33131 · rent comp

Bedrooms / bathrooms6 bd / 6 ba
Square footage5,173
Listed2026-04-03
Days on market—

Asking rent: $50,000

View on Zillow →

1431 NW 55th Ter

Miami, 33142 · rent comp

Bedrooms / bathrooms6 bd / 4 ba
Square footage2,376
Listed2026-03-11
Days on market—

Asking rent: $1,950

View on Zillow →

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.

AddressTypeBedsBathsLiving sqftSale priceSale date
398 NE 5th St Apt 4207condos01442$540,0002026-08-24
851 NE 1st Ave Unit 3800condos121,018$540,0002026-08-24
1800 N Bayshore Dr Apt 1908condos11839$355,0002026-08-21
1800 N Bayshore Dr Apt 1208condos11839$350,0002026-08-20
888 Biscayne Blvd Apt 3506condos12948$585,0002026-08-20
1000 Biscayne Blvd Unit 3902condos464,600$7,195,0002026-08-19
488 NE 18th St Unit 4005condos12743$535,0002026-08-18
1800 N Bayshore Dr Apt 4106condos11822$377,0002026-08-18
900 Biscayne Blvd Apt 2907condos12938$675,0002026-08-18
1800 N Bayshore Dr Apt 1901condos332,189$1,420,0002026-08-17
20 NE 11th St Apt 4807Bcondos01—$420,0002026-08-17
253 NE 2nd St Apt 3105condos01632$325,0002026-08-17
488 NE 18th St Unit 5012condos342,365$2,575,0002026-08-14
398 NE 5th St Apt 4518condos331,135$1,050,0002026-08-14
1900 N Bayshore Dr Apt 2204condos221,289$644,0002026-08-10
227 NE 2nd St Apt 1909condos11549$395,0002026-08-06
253 NE 2nd St Apt 903condos221,058$480,0002026-08-05
851 NE 1st Ave Unit 1412condos342,165$1,290,0002026-08-05
488 NE 18th St Unit 2802condos12766$485,0002026-08-01
900 Biscayne Blvd Apt 3502condos231,575$1,000,0002026-07-28
1750 N Bayshore Dr Apt 4506condos11821$308,0002026-07-27
601 NE 1 St Unit 2716condos331,633$1,175,0002026-07-24
1600 NE 1st Ave Apt 1916condos221,018$505,0002026-07-23
1750 N Bayshore Dr Apt 5408condos01503$255,0002026-07-23
1040 Biscayne Blvd Apt 1406condos231,123$700,0002026-07-23
20 NE 11th St Unit 2503Bcondos01336$450,0002026-07-20
159 NE 6th St Unit 3105condos22916$825,0002026-07-17
253 NE 2nd St Apt 220condos01560$255,0002026-07-17
50 Biscayne Blvd Apt 3510condos321,789$1,025,0002026-07-17
1040 Biscayne Blvd Apt 4607condos232,566$2,950,0002026-07-16
253 NE 2nd St Apt 3902condos221,203$530,0002026-07-15
1750 N Bayshore Dr Apt 5105condos11825$320,0002026-07-15
50 Biscayne Blvd Apt 711condos01501$316,5002026-07-15
488 NE 18th St Unit 2401condos231,178$650,0002026-07-13
227 NE 2nd St Apt 2911condos01446$335,0002026-07-13
1717 N Bayshore Dr Unit A2451condos331,840$705,0002026-07-10
227 NE 2nd St Apt 2412condos01446$350,0002026-07-10
1600 NE 1st Ave Apt 3302condos01—$360,0002026-07-10
1600 NE 1st Ave Apt 3012condos12850$400,0002026-07-09
900 Biscayne Blvd Apt 2910condos121,031$590,0002026-07-09
1900 N Bayshore Dr Apt 506condos11816$417,0002026-07-08
227 NE 2nd St Apt 2306condos22647$530,0002026-07-06
253 NE 2nd St Apt 1107condos11802$392,5002026-07-02
851 NE 1st Ave Unit 3905condos221,254$645,0002026-06-30
253 NE 2nd St Apt 2902condos221,203$600,0002026-06-30
1100 Biscayne Blvd Unit 4502condos231,557$920,0002026-06-30
900 Biscayne Blvd Apt 3709condos331,579$1,175,0002026-06-30
1717 NE Bayshore Dr Unit A2736condos221,464$785,0002026-06-26
133 NE 2nd Ave Apt 611condos11651$248,0002026-06-24
398 NE 5th St Apt 2403condos11490$415,0002026-06-24

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.

AddressTypeBedsBathsSqftAsking priceDays on market
1000 Biscayne House 1201 Blvd Unit Towncondos678,400$11,360,000—
1000 Biscayne Blvd Unit 5101condos6710,388$21,950,000—
1100 Biscayne Blvd Unit 5306condos686,952$4,600,000—
300 N Biscayne Blvd Ph 6condos6102,454$50,000,000—
300 N Biscayne Blvd Unit Phcondos61112,302$50,000,000—

10-year hold projection

IRR-1.9%
Equity multiple0.69x
Total return (10yr)$348,542
YearProperty valueNOICash flowLoan balanceEquity
1$6,693,970$134,127-$290,811$5,142,829$1,551,141
2$6,894,789$139,688-$285,849$5,082,587$1,812,202
3$7,101,633$145,455-$280,698$5,018,208$2,083,424
4$7,314,682$151,433-$275,349$4,949,409$2,365,273
5$7,534,122$157,632-$269,797$4,875,884$2,658,238
6$7,760,146$164,058-$264,033$4,797,311$2,962,835
7$7,992,950$170,719-$258,051$4,713,342$3,279,608
8$8,232,739$177,624-$251,842$4,623,607$3,609,132
9$8,479,721$184,780-$245,400$4,527,709$3,952,012
10$8,734,113$192,196-$238,714$4,425,226$4,308,886
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.