2889 McFarlane Rd Unit 1409
Miami, FL 33133 · condos · For Sale · 5 days on market
Asking price$470,000
0 beds 1 baths 410 sqft
Suggested offer$422,400$47,600 above the est. market value of $422,400.
View on Realtor.com →Listed by Maxine Siegler and Scott Siegler Miami Property Shop LLC · Miami Property Shop
Typecondos
Built—
Price / sqft$1146
Est. value (Realtor.com)$422,400
Rent estimate (own analysis)$2,200/mo
HOA$845/mo
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Statusfor_sale
Listed date2026-08-28
Removed date—
MLSMiamiMLS #A11950378
Coordinates25.72736, -80.24052
Address2889 McFarlane Rd Unit 1409
CityMiami
StateFL
Zip33133
Listing ID6874379576
Sourcerealtor, cached 2026-09-01
ZIP market snapshot (33133)
Typical home value (ZHVI)$1,352,044
Typical rent (ZORI)$3,793/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 | $470,000 |
| Down payment (20.0%) | $94,000 |
| Loan amount | $376,000 |
| Closing costs (5.0%) | $23,500 |
| Total cash to close | $117,500 |
| Income | |
| Rent (comp-derived) | $2,200$26,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,024$24,288 |
| Operating expenses | |
| Property tax (real MLS tax bill, from Realtor Search) | $511$6,135 |
| Insurance (placeholder 0.8% of price) | $313$3,760 |
| HOA dues | $845$10,140 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $110$1,320 |
| Total operating expenses | $1,780$21,355 |
| 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) | $110$1,320 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 0 | 1 | 408 | $2,200 | 2024-04-12 | — | |
| apartment | 0 | 1 | 400 | $1,800 | 2026-08-20 | — | |
| condos | 0 | 1 | 330 | $2,000 | 2026-08-20 | — | |
| apartment | 0 | 1 | 408 | $2,241 | 2026-06-24 | — | |
| condos | 0 | 1 | 445 | $2,300 | 2026-08-17 | — | |
| condos | 0 | 1 | 482 | $1,800 | 2026-07-17 | — | |
| apartment | 0 | 1 | 401 | $2,178 | 2026-07-05 | — | |
| condos | 0 | 1 | 550 | $2,200 | 2026-08-24 | — | |
| condos | 0 | 1 | 440 | $1,800 | 2026-08-24 | — | |
| apartment | 0 | 1 | 511 | $2,603 | — | — | |
| apartment | 0 | 1 | 408 | $2,064 | — | — | |
| apartment | 0 | 1 | 408 | $2,064 | — | — | |
| apartment | 0 | 1 | 463 | $2,693 | — | — | |
| apartment | 0 | 1 | 408 | $2,064 | — | — | |
| condos | 0 | 1 | 482 | $1,850 | 2026-08-27 | — | |
| apartment | 0 | 1 | 500 | $1,400 | 2026-08-27 | — | |
| apartment | 0 | 1 | 463 | $2,891 | 2026-09-02 | — | |
| apartment | 0 | 1 | 421 | $2,639 | — | — | |
| apartment | 0 | 1 | 551 | $2,635 | — | — | |
| apartment | 0 | 1 | 551 | $2,639 | — | — | |
| apartment | 0 | 1 | 485 | $3,173 | — | — | |
| apartment | 0 | 1 | 300 | $1,625 | 2026-08-29 | — | |
| condos | 0 | 1 | 392 | $8,660 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 2665 SW 37th Ave Apt 202 | condos | 1 | 1 | 756 | $315,000 | 2026-08-31 |
| 6815 Edgewater Dr Apt 201 | condos | 2 | 2 | 1,218 | $550,000 | 2026-08-27 |
| 3250 Grand Ave Apt 506 | condos | 1 | 2 | 999 | $564,000 | 2026-08-21 |
| 2678 Tigertail Ave Apt 1404 | condos | 2 | 3 | 1,274 | $1,910,000 | 2026-08-20 |
| 2678 Tigertail Ave Apt 1202 | condos | 3 | 4 | 1,646 | $2,700,000 | 2026-08-19 |
| 6724176886 | condos | 2 | 2 | 1,882 | $2,150,000 | 2026-08-17 |
| 3 Grove Isle Dr Apt C208 | condos | 2 | 2 | 1,642 | $950,000 | 2026-08-17 |
| 3540 Main Hwy Unit 404 | condos | 1 | 3 | 983 | $850,000 | 2026-08-14 |
| 60 Edgewater Dr Apt 3G | condos | 2 | 3 | 2,960 | $2,239,000 | 2026-08-12 |
| 90 Edgewater Dr Ph 23 | condos | 1 | 1 | 880 | $440,000 | 2026-08-11 |
| 3400 SW 27th Ave Apt 2102 | condos | 3 | 3 | 2,114 | $3,500,000 | 2026-08-10 |
| 3400 SW 27th Ave Apt 207 | condos | 2 | 3 | 1,560 | $1,690,000 | 2026-08-10 |
| 1 Grove Isle Dr Unit A1809 | condos | 3 | 3 | 2,614 | $3,100,000 | 2026-08-04 |
| 2951 S Bayshore Dr | condos | 1 | 1 | 740 | $607,500 | 2026-08-03 |
| 2627 S Bayshore Dr Apt 2904 | condos | 3 | 4 | 2,640 | $6,050,000 | 2026-07-31 |
| 3400 SW 27th Ave Apt 602 | condos | 2 | 3 | 2,110 | $3,100,000 | 2026-07-24 |
| 2951 S Bayshore Dr Ph 3 | condos | 2 | 2 | 1,040 | $1,200,000 | 2026-07-13 |
| 3339 Virginia St Apt 329 | condos | 1 | 2 | 790 | $650,000 | 2026-07-13 |
| 3581 E Glencoe St Unit 501 | condos | 4 | 6 | 2,988 | $5,500,000 | 2026-07-13 |
| 2669 S Bayshore Dr Unit 1503N | condos | 6 | 6 | 5,332 | $9,050,000 | 2026-07-13 |
| 2550 SW 27th Ave Apt 301 | condos | 1 | 2 | 1,120 | $425,000 | 2026-07-10 |
| 2678 Tigertail Ave Apt 701 | condos | 3 | 4 | 1,661 | $3,200,000 | 2026-07-10 |
| 2655 S Bayshore Dr Unit Lph | condos | 5 | 6 | 6,611 | $16,150,000 | 2026-07-07 |
| 2841 Day Ave Unit 2841 | condos | 3 | 3 | 2,590 | $1,775,000 | 2026-07-01 |
| 3044 SW 27th Ave Unit 9 | condos | 2 | 2 | 960 | $610,000 | 2026-06-30 |
| 2655 S Bayshore Dr Apt 1401 | condos | 4 | 4 | 4,812 | $12,512,819 | 2026-06-26 |
| 3034 Oak Ave Unit TH2 | condos | 2 | 2 | 1,360 | $1,725,000 | 2026-06-26 |
| 2655 S Bayshore Dr Apt 1212 | condos | 3 | 4 | 1,694 | $3,150,000 | 2026-06-26 |
| 3339 Virginia St Apt 316 | condos | 1 | 2 | 790 | $670,000 | 2026-06-23 |
| 2665 SW 37th Ave Apt 201 | condos | 1 | 1 | 711 | $290,000 | 2026-06-22 |
| 6855 Edgewater Dr Unit 1DS | condos | 2 | 2 | 1,011 | $630,000 | 2026-06-18 |
| 2650 SW 37th Ave Apt 807 | condos | 2 | 2 | 1,085 | $518,000 | 2026-06-17 |
| 2831 S Bayshore Dr Unit 808 | condos | 2 | 2 | 1,107 | $1,800,000 | 2026-06-16 |
| 3 Grove Isle Dr Unit C1802 | condos | 3 | 3 | 2,398 | $2,020,000 | 2026-06-16 |
| 2678 Tigertail Ave Apt 702 | condos | 3 | 4 | 1,696 | $2,595,000 | 2026-06-15 |
| 3350 SW 27th Ave Apt 1406 | condos | 2 | 3 | 2,028 | $2,300,000 | 2026-06-12 |
| 1 Grove Isle Dr Unit A1110 | condos | 3 | 3 | 2,424 | $2,000,000 | 2026-06-04 |
| 2655 S Bayshore Dr Apt 805 | condos | 2 | 2 | 897 | $1,650,000 | 2026-06-02 |
| 2678 Tigertail Ave Apt 1504 | condos | 2 | 3 | 1,223 | $1,925,000 | 2026-06-01 |
| 3540 Main Hwy Unit 407 | condos | 1 | 2 | 1,092 | $840,000 | 2026-06-01 |
| 2811 S Bayshore Dr Unit 18AB | condos | 4 | 5 | 4,786 | $16,740,000 | 2026-06-01 |
| 60 Edgewater Dr Apt Le | condos | 1 | 3 | 1,117 | $600,000 | 2026-06-01 |
| 2550 SW 27th Ave Apt 701 | condos | 2 | 2 | 1,120 | $535,000 | 2026-05-28 |
| 3 Grove Isle Dr Unit C1807 | condos | 2 | 2 | 1,882 | $1,650,000 | 2026-05-27 |
| 2951 S Bayshore Dr Unit 506 | condos | 1 | 1 | 710 | $528,500 | 2026-05-22 |
| 3350 SW 27th Ave Apt 2203 | condos | 2 | 3 | 1,831 | $1,875,000 | 2026-05-14 |
| 3400 SW 27th Ave Apt 1902 | condos | 2 | 3 | 2,114 | $2,788,000 | 2026-05-14 |
| 3067 Center St Unit 17 | condos | 2 | 2 | 850 | $692,000 | 2026-05-13 |
| 2951 S Bayshore Dr Unit 1012 | condos | 1 | 1 | 680 | $552,000 | 2026-05-12 |
| 3535 Hiawatha Ave Apt 403 | condos | 4 | 6 | 4,453 | $5,750,000 | 2026-05-08 |
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 |
|---|---|---|---|---|---|---|
| 690 SW 1st Ct Apt 3115 | condos | 0 | 2 | 1,255 | $580,000 | — |
| 20 NE 11 St Unit 3403B | condos | 0 | 1 | 305 | $449,000 | — |
| 8101 Biscayne Blvd Unit R410 | condos | 0 | 1 | 533 | $315,000 | — |
| 90 NE 32nd St Unit 413 | condos | 0 | 1 | 461 | $505,000 | — |
| 90 NE 32nd St Unit 1125 | condos | 0 | 1 | 479 | $650,000 | — |
| 121 NE 5th St Apt 709 | condos | 0 | 1 | 402 | $390,000 | — |
| 20 NE 11th St Apt 2805 | condos | 0 | 1 | — | $650,000 | — |
| 90 NE 32nd St Unit 313 | condos | 0 | 1 | 462 | $550,000 | — |
10-year hold projection
IRR-5.6%
Equity multiple0.07x
Total return (10yr)-$47,941
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $484,100 | $2,933 | -$27,382 | $371,923 | $112,177 |
| 2 | $498,623 | $3,128 | -$27,221 | $367,567 | $131,056 |
| 3 | $513,582 | $3,331 | -$27,051 | $362,911 | $150,671 |
| 4 | $528,989 | $3,543 | -$26,874 | $357,935 | $171,054 |
| 5 | $544,859 | $3,764 | -$26,688 | $352,618 | $192,241 |
| 6 | $561,205 | $3,995 | -$26,494 | $346,936 | $214,269 |
| 7 | $578,041 | $4,236 | -$26,290 | $340,863 | $237,178 |
| 8 | $595,382 | $4,487 | -$26,078 | $334,373 | $261,009 |
| 9 | $613,243 | $4,748 | -$25,855 | $327,438 | $285,805 |
| 10 | $631,641 | $5,021 | -$25,623 | $320,027 | $311,614 |
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.