11113 Biscayne Blvd Ph 8
Miami, FL 33181 · condos · For Sale · 226 days on market
Asking price$1,850,000
4 beds 5 baths 4,560 sqft
Suggested offer$947,796$902,204 above the est. market value of $947,796.
View on Realtor.com →Listed by DAN BLAKEMAN · Quadra Real Estate + Advisory, LLC
Typecondos
Built1982
Price / sqft$406
Est. value (own analysis)$947,796
Rent estimate (own analysis)$26,800/mo
HOA$4,200/mo
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Statusfor_sale
Listed date2026-01-19
Removed date—
MLSMiamiMLS #A11948181
Coordinates25.87858, -80.16457
Address11113 Biscayne Blvd Ph 8
CityMiami
StateFL
Zip33181
Listing ID6847159539
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 | $1,850,000 |
| Down payment (20.0%) | $370,000 |
| Loan amount | $1,480,000 |
| Closing costs (5.0%) | $92,500 |
| Total cash to close | $462,500 |
| Income | |
| Rent (comp-derived) | $26,800$321,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $24,656$295,872 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,929$35,150 |
| Insurance (placeholder 0.8% of price) | $1,233$14,800 |
| HOA dues | $4,200$50,400 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,340$16,080 |
| Total operating expenses | $9,703$116,430 |
| 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) | $1,340$16,080 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 4 | 5 | 3,812 | $40,000 | 2026-08-19 | — | |
| condos | 4 | 5 | 4,084 | $25,000 | 2026-08-18 | — | |
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-11 | — | |
| condos | 4 | 4 | 3,059 | $13,000 | 2026-08-10 | — | |
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-07 | — | |
| condos | 4 | 6 | 4,210 | $30,000 | 2026-07-20 | — | |
| condos | 4 | 6 | 3,189 | $26,800 | 2026-07-16 | — | |
| apartment | 4 | 3 | 3,679 | $4,200 | 2026-07-14 | — | |
| condos | 4 | 6 | 3,536 | $34,000 | 2026-07-09 | — | |
| condos | 4 | 6 | 4,030 | $21,000 | 2026-07-08 | — | |
| condos | 4 | 6 | 4,600 | $40,000 | 2026-07-07 | — | |
| condos | 4 | 5 | 4,600 | $36,500 | 2026-06-18 | — | |
| condos | 4 | 6 | 3,601 | $45,000 | 2026-06-03 | — | |
| condos | 4 | 6 | 3,536 | $25,000 | 2026-05-18 | — | |
| condos | 4 | 4 | 4,270 | $17,250 | 2026-05-14 | — | |
| condos | 4 | 5 | 3,657 | $32,000 | 2026-05-07 | — | |
| apartment | 4 | 3 | 3,456 | $4,100 | 2026-08-01 | — | |
| condos | 4 | 5 | 3,312 | $22,000 | 2026-07-28 | — | |
| condos | 4 | 5 | 4,635 | $35,000 | 2026-08-24 | — | |
| condos | 4 | 6 | 5,730 | $30,000 | 2026-01-07 | — | |
| condos | 4 | 6 | 5,225 | $40,000 | 2026-03-04 | — | |
| condos | 4 | 5 | 4,084 | $20,000 | 2026-02-13 | — | |
| condos | 4 | 6 | 3,536 | $23,000 | 2026-03-26 | — | |
| condos | 4 | 6 | 3,788 | $29,000 | 2026-01-07 | — | |
| condos | 4 | 5 | 3,135 | $25,000 | 2026-03-04 | — | |
| condos | 4 | 5 | 3,415 | $20,000 | 2026-02-25 | — | |
| condos | 4 | 4 | 3,179 | $12,000 | 2026-03-17 | — |
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 |
|---|---|---|---|---|---|---|
| 13155 Ixora Ct Apt 310 | condos | 1 | 2 | 778 | $140,000 | 2026-08-28 |
| 1650 NE 115th St Apt 208 | condos | 1 | 1 | 710 | $100,000 | 2026-08-21 |
| 2150 Sans Souci Blvd Unit B811 | condos | 2 | 2 | 1,188 | $260,000 | 2026-08-20 |
| 1800 NE 114th St Apt 406 | condos | 2 | 2 | 1,950 | $235,000 | 2026-08-19 |
| 11113 Biscayne Blvd Unit 751 | condos | 2 | 3 | 2,215 | $415,000 | 2026-07-28 |
| 13155 Ixora Ct Apt 804 | condos | 1 | 2 | 778 | $120,000 | 2026-07-17 |
| 11113 Biscayne Blvd Unit 1554 | condos | 2 | 2 | 1,638 | $275,000 | 2026-07-15 |
| 13131 Ixora Ct Apt A1 | condos | 4 | 5 | 2,742 | $1,045,000 | 2026-07-13 |
| 1650 NE 115th St Apt 506 | condos | 1 | 1 | 560 | $159,000 | 2026-07-07 |
| 11111 Biscayne Blvd Unit 7F | condos | 3 | 4 | 2,791 | $330,000 | 2026-07-02 |
| 1800 Sans Souci Blvd Apt 109 | condos | 1 | 2 | 714 | $175,000 | 2026-06-25 |
| 1750 NE 115th St Apt 601 | condos | 2 | 2 | 1,182 | $300,000 | 2026-06-23 |
| 1800 NE 114th St Apt 608 | condos | 2 | 3 | 1,950 | $185,000 | 2026-06-22 |
| 13499 Biscayne Blvd Apt 809 | condos | 2 | 2 | 1,050 | $130,000 | 2026-06-22 |
| 2100 Sans Souci Blvd Unit A1110 | condos | 1 | 2 | 855 | $208,000 | 2026-06-19 |
| 1800 NE 114th St Apt 603 | condos | 2 | 3 | 2,320 | $315,000 | 2026-06-10 |
| 11667 NE 18th Dr Unit 11667 | condos | 2 | 2 | 1,162 | $400,000 | 2026-06-08 |
| 11113 Biscayne Blvd Unit 1652 | condos | 2 | 3 | 2,215 | $300,000 | 2026-05-22 |
| 2620 NE 135th St Apt 431 | condos | 1 | 2 | 1,130 | $205,000 | 2026-05-15 |
| 1860 Venice Park Dr Apt 204 | condos | 1 | 1 | 572 | $165,000 | 2026-05-08 |
| 2700 NE 135th St Apt 48 | condos | 2 | 1 | 810 | $169,420 | 2026-05-05 |
| 14951 Royal Oaks Ln Apt 1804 | condos | 2 | 2 | 1,743 | $320,000 | 2026-05-04 |
| 2149 NE 122nd St Unit 2149 | condos | 2 | 3 | 1,548 | $430,000 | 2026-05-01 |
| 11930 N Bayshore Dr Apt 606 | condos | 1 | 2 | 831 | $320,000 | 2026-05-01 |
| 2500 NE 135th St Unit B103 | condos | 2 | 2 | 990 | $310,000 | 2026-04-30 |
| 11113 Biscayne Blvd Unit 1757 | condos | 3 | 3 | 2,749 | $730,000 | 2026-04-29 |
| 14951 Royal Oaks Ln Apt 106 | condos | 2 | 3 | 1,801 | $305,000 | 2026-04-15 |
| 2430 NE 135th St Apt 300 | condos | 0 | 1 | 285 | $140,000 | 2026-04-14 |
| 2600 NE 135th St Unit 4E-A | condos | 1 | 2 | 744 | $175,000 | 2026-04-09 |
| 14951 Royal Oaks Ln Apt 2506 | condos | 3 | 3 | 1,801 | $425,000 | 2026-04-02 |
| 11930 N Bayshore Dr Apt 1003 | condos | 2 | 2 | 1,165 | $413,000 | 2026-04-01 |
| 11113 Biscayne Blvd Unit 757 | condos | 3 | 3 | 2,749 | $680,000 | 2026-03-31 |
| 2020 NE 135th St Apt 805 | condos | 1 | 1 | 806 | $210,000 | 2026-03-31 |
| 11930 N Bayshore Dr Apt 1103 | condos | 2 | 2 | 1,165 | $340,000 | 2026-03-30 |
| 2500 NE 135th St Unit B805 | condos | 1 | 2 | 990 | $265,000 | 2026-03-30 |
| 2150 Sans Souci Blvd Unit B1611 | condos | 2 | 2 | 1,188 | $360,000 | 2026-03-26 |
| 1801 NE 140th St Apt 306 | condos | 2 | 2 | 1,060 | $195,000 | 2026-03-23 |
| 14951 Royal Oaks Ln Apt 401 | condos | 3 | 4 | 2,048 | $400,000 | 2026-03-23 |
| 14951 Royal Oaks Ln Apt 2206 | condos | 3 | 3 | 1,801 | $370,000 | 2026-03-20 |
| 11111 Biscayne Blvd Unit 9H | condos | 1 | 2 | 861 | $170,000 | 2026-03-19 |
| 2100 Sans Souci Blvd Unit A1003 | condos | 1 | 2 | 857 | $225,000 | 2026-03-18 |
| 11111 Biscayne Blvd Unit 16G | condos | 2 | 2 | 1,408 | $185,000 | 2026-03-17 |
| 14951 Royal Oaks Ln Apt 1704 | condos | 2 | 2 | 1,743 | $360,000 | 2026-03-12 |
| 2100 W Sans Souci Blvd Unit E1 | condos | 2 | 2 | 1,712 | $239,000 | 2026-03-10 |
| 1800 NE 114th St Apt 1511 | condos | 2 | 3 | 1,950 | $220,000 | 2026-03-10 |
| 13499 Biscayne Blvd Apt 407 | condos | 2 | 2 | 900 | $77,000 | 2026-03-06 |
| 11930 N Bayshore Dr Apt 406 | condos | 1 | 2 | 831 | $275,000 | 2026-03-06 |
| 1800 NE 114th St Apt 1102 | condos | 2 | 3 | 1,950 | $239,000 | 2026-03-03 |
| 2020 NE 135th St Apt 607 | condos | 1 | 1 | 806 | $245,000 | 2026-02-27 |
| 11111 Biscayne Blvd Unit 15F | condos | 2 | 3 | 2,766 | $200,000 | 2026-02-26 |
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 | — |
| 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 | — |
| 13741 NE 20th Pl | multi_family | 4 | 2 | 1,678 | $620,000 | — |
| 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
IRR19.8%
Equity multiple3.99x
Total return (10yr)$1,622,539
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,905,500 | $179,442 | $49,231 | $1,463,953 | $441,547 |
| 2 | $1,962,665 | $185,407 | $54,795 | $1,446,805 | $515,860 |
| 3 | $2,021,545 | $191,566 | $60,542 | $1,428,479 | $593,066 |
| 4 | $2,082,191 | $197,925 | $66,478 | $1,408,895 | $673,297 |
| 5 | $2,144,657 | $204,490 | $72,610 | $1,387,965 | $756,692 |
| 6 | $2,208,997 | $211,267 | $78,943 | $1,365,598 | $843,398 |
| 7 | $2,275,267 | $218,264 | $85,485 | $1,341,696 | $933,571 |
| 8 | $2,343,525 | $225,487 | $92,242 | $1,316,152 | $1,027,373 |
| 9 | $2,413,830 | $232,943 | $99,221 | $1,288,854 | $1,124,977 |
| 10 | $2,486,245 | $240,641 | $106,428 | $1,259,681 | $1,226,564 |
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.