2765 Brickell Ct
Miami, FL 33129 · single_family · For Sale · 33 days on market
Asking price$5,295,000
5 beds 6 baths 4,236 sqft
Suggested offer$3,590,979$1,704,021 above the est. market value of $3,590,979.
View on Realtor.com →Listed by Sky Gillespie · Compass Florida - Palm Beach Gardens
Typesingle_family
Built1996
Price / sqft$1250
Est. value (own analysis)$3,590,979
Rent estimate (own analysis)$25,000/mo
HOA$117/mo
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Statusfor_sale
Listed date2026-07-31
Removed date—
MLSBeachesMLS #B26058873
Coordinates25.74991, -80.20572
Address2765 Brickell Ct
CityMiami
StateFL
Zip33129
Listing ID6901631038
Sourceus-real-estate-listings, cached 2026-08-29
ZIP market snapshot (33129)
Typical home value (ZHVI)$689,590
Typical rent (ZORI)$3,599/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 | $5,295,000 |
| Down payment (20.0%) | $1,059,000 |
| Loan amount | $4,236,000 |
| Closing costs (5.0%) | $264,750 |
| Total cash to close | $1,323,750 |
| Income | |
| Rent (comp-derived) | $25,000$300,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,000$276,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $8,384$100,605 |
| Insurance (placeholder 0.8% of price) | $3,530$42,360 |
| HOA dues | $117$1,404 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,250$15,000 |
| Total operating expenses | $13,281$159,369 |
| 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) | $1,250$15,000 |
| 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 | 5 | 3 | 3,558 | $10,800 | 2026-07-25 | — | |
| single_family | 5 | 5 | 3,698 | $25,000 | 2025-11-17 | — | |
| single_family | 5 | 6 | 4,250 | $55,000 | 2025-11-16 | — |
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 |
|---|---|---|---|---|---|---|
| 3001 S Miami Ave | single_family | 5 | 4 | 3,126 | $2,650,000 | 2026-08-12 |
| 998 SW 11th St | single_family | 5 | 4 | 2,108 | $1,370,000 | 2026-05-13 |
| 45 SW 19th Rd | single_family | 5 | 5 | 3,178 | $2,900,000 | 2026-03-27 |
| 2323 SW 2nd Ave | single_family | 5 | 5 | 4,808 | $4,850,000 | 2026-03-13 |
| 257 SW 32nd Rd | single_family | 5 | 4 | 3,300 | $2,000,000 | 2026-01-31 |
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 |
|---|---|---|---|---|---|---|
| 175 SE 25th Rd Apt 4202 | condos | 5 | 7 | 4,735 | $10,800,000 | — |
| 125 SW 29th Rd | single_family | 5 | 7 | 4,509 | $5,800,000 | — |
| 1120 SW 12th St | multi_family | 5 | 3 | 3,304 | $1,150,000 | — |
| 175 SE 25th Rd Apt 4301 | condos | 5 | 6 | 4,725 | $10,000,000 | — |
| 35 SW 22nd Rd | single_family | 5 | 6 | — | $6,199,900 | — |
| 2127 Brickell Ave Apt 3602 | condos | 5 | 6 | 4,435 | $7,200,000 | — |
| 175 SE 25th St Ph 4302 | condos | 5 | 7 | 4,735 | $9,100,000 | — |
| 175 SE 25th Rd Apt 4001 | condos | 5 | 6 | 4,725 | $10,200,000 | — |
10-year hold projection
IRR-1.4%
Equity multiple0.78x
Total return (10yr)$395,532
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,453,850 | $116,631 | -$225,029 | $4,190,072 | $1,263,778 |
| 2 | $5,617,466 | $120,927 | -$221,108 | $4,140,991 | $1,476,475 |
| 3 | $5,785,989 | $125,371 | -$217,048 | $4,088,539 | $1,697,451 |
| 4 | $5,959,569 | $129,970 | -$212,844 | $4,032,485 | $1,927,085 |
| 5 | $6,138,356 | $134,727 | -$208,490 | $3,972,581 | $2,165,775 |
| 6 | $6,322,507 | $139,648 | -$203,983 | $3,908,564 | $2,413,943 |
| 7 | $6,512,182 | $144,739 | -$199,316 | $3,840,151 | $2,672,031 |
| 8 | $6,707,548 | $150,006 | -$194,485 | $3,767,040 | $2,940,507 |
| 9 | $6,908,774 | $155,453 | -$189,483 | $3,688,909 | $3,219,865 |
| 10 | $7,116,037 | $161,087 | -$184,306 | $3,605,412 | $3,510,626 |
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.