1324 Lenox Ave
Miami Beach, FL 33139 · single_family · For Sale · 123 days on market
Asking price$1,600,000
3 beds 2 baths 1,804 sqft
Listed by Robert Ayrsman · Florida Coastal Premier Realty LLC
Typesingle_family
Built1936
Price / sqft$887
Est. value (own analysis)$2,821,185
Rent estimate (own analysis)$9,500/mo
HOANone
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Statusfor_sale
Listed date2026-05-02
Removed date—
MLSBeachesMLS #B26023361
Coordinates25.78453, -80.14012
Address1324 Lenox Ave
CityMiami Beach
StateFL
Zip33139
Listing ID6904750494
Sourceus-real-estate-listings, cached 2026-08-28
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 | $1,600,000 |
| Down payment (20.0%) | $320,000 |
| Loan amount | $1,280,000 |
| Closing costs (5.0%) | $80,000 |
| Total cash to close | $400,000 |
| Income | |
| Rent (comp-derived) | $9,500$114,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $8,740$104,880 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,533$30,400 |
| Insurance (placeholder 0.8% of price) | $1,067$12,800 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $475$5,700 |
| Total operating expenses | $4,075$48,900 |
| 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) | $475$5,700 |
| 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 | 3 | 2 | 1,512 | $5,500 | 2026-08-02 | — | |
| single_family | 3 | 2 | 1,534 | $7,000 | 2026-06-12 | — | |
| single_family | 3 | 3 | 2,027 | $17,000 | 2026-07-31 | — | |
| single_family | 3 | 3 | 2,022 | $18,950 | 2026-07-16 | — | |
| single_family | 3 | 2 | 1,219 | $9,500 | 2026-06-08 | — | |
| single_family | 3 | 3 | 1,798 | $9,990 | — | — | |
| single_family | 3 | 2 | 1,962 | $7,600 | — | — | |
| single_family | 3 | 4 | 2,229 | $16,000 | — | — | |
| single_family | 3 | 2 | 1,225 | $8,500 | 2026-08-31 | — |
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 |
|---|---|---|---|---|---|---|
| 830 E Dilido Dr | single_family | 3 | 2 | 2,005 | $2,286,415 | 2026-08-21 |
| 1729 Lenox Ave | single_family | 3 | 2 | 2,170 | $2,650,000 | 2026-08-19 |
| 244 W San Marino Dr | single_family | 3 | 3 | 2,732 | $11,926,300 | 2026-06-16 |
| 1443 Lenox Ave | single_family | 3 | 2 | 1,592 | $2,385,000 | 2026-06-12 |
| 302 W San Marino Dr | single_family | 3 | 3 | 3,178 | $11,300,000 | 2026-05-26 |
| 1030 N Venetian Dr | single_family | 3 | 5 | 2,807 | $3,100,000 | 2026-05-05 |
| 1315 Lenox Ave | single_family | 3 | 2 | 2,378 | $3,550,000 | 2026-04-29 |
| 440 E Rivo Alto Dr | single_family | 3 | 2 | 3,522 | $6,500,000 | 2026-04-27 |
| 1011 N Venetian Dr | single_family | 3 | 3 | 3,671 | $10,800,000 | 2026-04-14 |
| 114 1st Rivo Alto Ter | single_family | 3 | 3 | 2,003 | $3,264,044 | 2026-02-13 |
| 1315 N Venetian Way | single_family | 3 | 2 | 3,616 | $8,100,000 | 2026-01-12 |
| 114 2nd Dilido Ter | single_family | 3 | 4 | 2,120 | $2,350,000 | 2026-01-09 |
| 1339 14th Ter | single_family | 3 | 2 | 1,484 | $1,675,000 | 2025-11-05 |
| 1111 N Venetian Dr | single_family | 3 | 5 | 3,868 | $10,750,000 | 2025-10-31 |
| 1234 13th St | single_family | 3 | 2 | 1,618 | $20,000,000 | 2025-09-08 |
| 800 E Dilido Dr | single_family | 3 | 3 | 2,117 | $3,000,000 | 2025-09-04 |
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 |
|---|---|---|---|---|---|---|
| 1000 Venetian Way Apt 403 | condos | 3 | 3 | 2,445 | $2,250,000 | — |
| 1000 Venetian Way Apt 1902 | condos | 3 | 3 | 2,010 | $2,100,000 | — |
| 109 1st Dilido Ter | single_family | 3 | 4 | 2,481 | $4,450,000 | — |
| 288 Palm Ave | single_family | 3 | 3 | 2,022 | $4,250,000 | — |
| single_family | 3 | 4 | 3,029 | $13,000,000 | — | |
| 1800 Sunset Harbour Dr Unit 1212 | condos | 3 | 3 | 1,900 | $2,225,000 | — |
| 1853 Jefferson Ave Apt 6 | townhomes | 3 | 4 | 1,430 | $995,000 | — |
| 1300 Lincoln Rd Unit D204 | condos | 3 | 2 | 1,090 | $419,000 | — |
10-year hold projection
IRR2.1%
Equity multiple1.34x
Total return (10yr)$344,364
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,648,000 | $55,980 | -$48,427 | $1,266,122 | $381,878 |
| 2 | $1,697,440 | $57,904 | -$46,646 | $1,251,291 | $446,149 |
| 3 | $1,748,363 | $59,892 | -$44,804 | $1,235,442 | $512,922 |
| 4 | $1,800,814 | $61,945 | -$42,900 | $1,218,504 | $582,310 |
| 5 | $1,854,839 | $64,067 | -$40,932 | $1,200,403 | $654,436 |
| 6 | $1,910,484 | $66,259 | -$38,898 | $1,181,059 | $729,425 |
| 7 | $1,967,798 | $68,523 | -$36,795 | $1,160,386 | $807,412 |
| 8 | $2,026,832 | $70,862 | -$34,621 | $1,138,294 | $888,538 |
| 9 | $2,087,637 | $73,279 | -$32,373 | $1,114,685 | $972,952 |
| 10 | $2,150,266 | $75,775 | -$30,051 | $1,089,455 | $1,060,811 |
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.