1300 S Venetian Way
Miami, FL 33139 · single_family · For Sale · 49 days on market
Asking price$14,750,000
6 beds 7 baths 4,343 sqft
Suggested offer$13,333,400$1,416,600 above the est. market value of $13,333,400.
View on Realtor.com →Listed by Jill Hertzberg · Coldwell Banker Realty
Typesingle_family
Built—
Price / sqft$3396
Est. value (Realtor.com)$13,333,400
Rent estimate (own analysis)$95,000/mo
HOANone
1 / 25
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Statusfor_sale
Listed date2026-07-15
Removed date—
MLSMiamiMLS #A12052425
Coordinates25.78974, -80.16873
Address1300 S Venetian Way
CityMiami
StateFL
Zip33139
Listing ID6862940735
Sourcerealtor, cached 2026-08-21
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 | $14,750,000 |
| Down payment (20.0%) | $2,950,000 |
| Loan amount | $11,800,000 |
| Closing costs (5.0%) | $737,500 |
| Total cash to close | $3,687,500 |
| Income | |
| Rent (comp-derived) | $95,000$1,140,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $87,400$1,048,800 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $12,567$150,800 |
| Insurance (placeholder 0.8% of price) | $9,833$118,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $4,750$57,000 |
| Total operating expenses | $27,150$325,800 |
| 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) | $4,750$57,000 |
| 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 | 6 | 7 | 5,863 | $95,000 | 2026-08-27 | — | |
| single_family | 6 | 8 | 5,200 | $250,000 | 2025-12-26 | — | |
| single_family | 6 | 7 | 5,700 | $160,000 | 2026-05-27 | — | |
| single_family | 6 | 6 | 5,146 | $80,000 | 2026-02-23 | — | |
| single_family | 6 | 8 | 3,600 | $39,500 | 2026-08-17 | — |
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 |
|---|---|---|---|---|---|---|
| 1505 1511 Ne 13th Pl | single_family | 6 | 4 | — | $6,500,000 | 2026-07-28 |
| 625 E Dilido Dr | single_family | 6 | 6 | 4,967 | $33,000,000 | 2026-07-14 |
| 1045 N Venetian Dr | single_family | 6 | 8 | 6,347 | $18,200,000 | 2026-06-26 |
| 16 Palm Ave | single_family | 6 | 7 | 9,209 | $25,000,000 | 2026-06-05 |
| 310 W Dilido Dr | single_family | 6 | 6 | 5,506 | $21,750,000 | 2026-04-27 |
| 375 S Hibiscus Dr | single_family | 6 | 7 | 4,286 | $9,500,000 | 2026-04-16 |
| 66 S Hibiscus Dr | single_family | 6 | 5 | 5,645 | $12,250,000 | 2026-04-02 |
| 228 302 W Dilido Dr | single_family | 6 | 12 | — | $24,500,000 | 2026-03-19 |
| 111 Palm Ave | single_family | 6 | 6 | 9,767 | $42,000,000 | 2025-12-22 |
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 |
|---|---|---|---|---|---|---|
| 1224 S Venetian Way | single_family | 6 | 8 | — | $45,000,000 | — |
| 1438 Meridian Ave | multi_family | 6 | 6 | 4,644 | $2,400,000 | — |
| 375 N Hibiscus Dr | single_family | 6 | 8 | 7,256 | $42,000,000 | — |
| 912 Euclid Ave | multi_family | 6 | 4 | 2,558 | $2,200,000 | — |
| 176 S Hibiscus Dr | single_family | 6 | 7 | 6,211 | $18,499,000 | — |
| 327 E Rivo Alto Dr | single_family | 6 | 7 | 5,479 | $22,500,000 | — |
| 271 N Hibiscus Dr | single_family | 6 | 8 | 9,131 | $24,950,000 | — |
| 441 Collins /7/10/12a/19 Ave Unit 2/5 | condos | 6 | 6 | 420 | $1,794,000 | — |
10-year hold projection
IRR6.0%
Equity multiple1.96x
Total return (10yr)$5,464,427
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $15,192,500 | $723,000 | -$243,960 | $11,672,062 | $3,520,438 |
| 2 | $15,648,275 | $746,319 | -$222,066 | $11,535,338 | $4,112,937 |
| 3 | $16,117,723 | $770,378 | -$199,467 | $11,389,225 | $4,728,498 |
| 4 | $16,601,255 | $795,201 | -$176,141 | $11,233,078 | $5,368,177 |
| 5 | $17,099,293 | $820,811 | -$152,066 | $11,066,209 | $6,033,084 |
| 6 | $17,612,271 | $847,234 | -$127,216 | $10,887,881 | $6,724,391 |
| 7 | $18,140,640 | $874,494 | -$101,568 | $10,697,306 | $7,443,333 |
| 8 | $18,684,859 | $902,618 | -$75,097 | $10,493,645 | $8,191,214 |
| 9 | $19,245,404 | $931,633 | -$47,776 | $10,275,998 | $8,969,407 |
| 10 | $19,822,767 | $961,567 | -$19,578 | $10,043,405 | $9,779,362 |
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.