1413 N Venetian Way
Miami, FL 33139 · single_family · For Sale · 258 days on market
Asking price$47,500,000
7 beds 8 baths 10,689 sqft
Listed by Matthew Crane · COMPASS
Typesingle_family
Built2026
Price / sqft$4444
Est. value (own analysis)$52,427,000
Rent estimate (own analysis)$145,000/mo
HOANone
1 / 69
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Statusfor_sale
Listed date2025-12-18
Removed date—
MLSMiamiMLS #A11932345
Coordinates25.79125, -80.16684
Address1413 N Venetian Way
CityMiami
StateFL
Zip33139
Listing ID6868597635
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 | $47,500,000 |
| Down payment (20.0%) | $9,500,000 |
| Loan amount | $38,000,000 |
| Closing costs (5.0%) | $2,375,000 |
| Total cash to close | $11,875,000 |
| Income | |
| Rent (comp-derived) | $145,000$1,740,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $133,400$1,600,800 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $75,208$902,500 |
| Insurance (placeholder 0.8% of price) | $31,667$380,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $7,250$87,000 |
| Total operating expenses | $114,125$1,369,500 |
| 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) | $7,250$87,000 |
| 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 | 7 | 9 | 8,324 | $95,000 | 2026-08-13 | — | |
| single_family | 7 | 9 | 7,356 | $215,000 | 2026-03-11 | — | |
| single_family | 7 | 8 | 8,110 | $145,000 | 2026-02-02 | — |
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 |
|---|---|---|---|---|---|---|
| 270 S Hibiscus Dr | single_family | 7 | 8 | 10,500 | $51,500,000 | 2026-08-24 |
| 1 Star Island Dr | single_family | 7 | 5 | 6,684 | $55,000,000 | 2026-07-13 |
| 112 Palm Ave | single_family | 7 | 6 | 5,157 | $14,995,000 | 2025-09-22 |
Widened to city-wide. 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 |
|---|---|---|---|---|---|---|
| 5204 N Miami Ave | multi_family | 7 | 4 | 2,943 | $1,850,000 | — |
| 7745 SW 54th Ave | single_family | 7 | 9 | 5,797 | $5,395,000 | — |
| multi_family | 7 | 4 | 3,931 | $775,000 | — | |
| 2283 NW 35th St | multi_family | 7 | 4 | 2,700 | $765,000 | — |
| 1256 NE 110th Ter | multi_family | 7 | 5 | 1,946 | $1,450,000 | — |
| 300 Biscayne Blvd Way Apt 6301 | condos | 7 | 14 | 19,868 | $75,000,000 | — |
| 7930 SW 52nd Ct | single_family | 7 | 8 | 5,452 | $5,650,000 | — |
| 2215 NW 33rd St | multi_family | 7 | 3 | 2,399 | $835,000 | — |
10-year hold projection
IRR-5.8%
Equity multiple0.03x
Total return (10yr)-$5,277,276
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $48,925,000 | $231,300 | -$2,786,079 | $37,587,996 | $11,337,004 |
| 2 | $50,392,750 | $245,087 | -$2,774,467 | $37,147,698 | $13,245,052 |
| 3 | $51,904,533 | $259,458 | -$2,762,325 | $36,677,166 | $15,227,367 |
| 4 | $53,461,668 | $274,436 | -$2,749,633 | $36,174,321 | $17,287,348 |
| 5 | $55,065,519 | $290,043 | -$2,736,368 | $35,636,945 | $19,428,573 |
| 6 | $56,717,484 | $306,302 | -$2,722,509 | $35,062,667 | $21,654,817 |
| 7 | $58,419,009 | $323,239 | -$2,708,033 | $34,448,953 | $23,970,056 |
| 8 | $60,171,579 | $340,877 | -$2,692,917 | $33,793,095 | $26,378,484 |
| 9 | $61,976,726 | $359,243 | -$2,677,137 | $33,092,198 | $28,884,529 |
| 10 | $63,836,028 | $378,363 | -$2,660,667 | $32,343,169 | $31,492,859 |
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.