1405 Lenox Ave
Miami Beach, FL 33139 · single_family · For Sale · 106 days on market
Asking price$2,200,000
4 beds 2 baths 2,112 sqft
Listed by Nancy Batchelor · COMPASS
Typesingle_family
Built2026
Price / sqft$1042
Est. value (own analysis)$3,606,029
Rent estimate (own analysis)$21,500/mo
HOANone
1 / 36
Show every detail
Statusfor_sale
Listed date2026-05-19
Removed date—
MLSMiamiMLS #A11997087
Coordinates25.78551, -80.13948
Address1405 Lenox Ave
CityMiami Beach
StateFL
Zip33139
Listing ID6905197685
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 | $2,200,000 |
| Down payment (20.0%) | $440,000 |
| Loan amount | $1,760,000 |
| Closing costs (5.0%) | $110,000 |
| Total cash to close | $550,000 |
| Income | |
| Rent (comp-derived) | $21,500$258,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $19,780$237,360 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,483$41,800 |
| Insurance (placeholder 0.8% of price) | $1,467$17,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,075$12,900 |
| Total operating expenses | $6,025$72,300 |
| 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) | $1,075$12,900 |
| 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 | 4 | 3 | 2,801 | $28,000 | 2026-08-24 | — | |
| single_family | 4 | 4 | 2,517 | $15,000 | 2025-11-11 | — | |
| single_family | 4 | 3 | 1,776 | $9,000 | 2026-04-21 | — | |
| single_family | 4 | 4 | 2,431 | $30,000 | 2026-03-28 | — |
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 |
|---|---|---|---|---|---|---|
| 330 E San Marino Dr | single_family | 4 | 3 | 2,087 | $3,590,000 | 2026-08-24 |
| 508 W Dilido Dr | single_family | 4 | 4 | 5,501 | $22,750,000 | 2026-08-12 |
| 1338 N Venetian Way | single_family | 4 | 4 | 2,456 | $3,180,000 | 2026-07-24 |
| 1776 Michigan Ave | single_family | 4 | 5 | 2,830 | $2,660,000 | 2026-07-20 |
| 617 E Dilido Dr | single_family | 4 | 5 | 4,393 | $33,000,000 | 2026-07-14 |
| 1800 Jefferson Ave | single_family | 4 | 4 | 3,462 | $3,100,000 | 2026-06-10 |
| 94 S Hibiscus Dr | single_family | 4 | 6 | 4,866 | $18,500,000 | 2026-05-29 |
| 821 E Dilido Dr | single_family | 4 | 4 | 4,420 | $15,500,000 | 2026-05-26 |
| 850 E Dilido Dr | single_family | 4 | 3 | 2,862 | $4,850,000 | 2026-05-15 |
| 100 E Dilido Dr | single_family | 4 | 5 | 3,886 | $4,750,000 | 2026-05-14 |
| 291 Palm Ave | single_family | 4 | 5 | 3,077 | $5,450,000 | 2026-05-13 |
| 2145 Meridian Ave | single_family | 4 | 6 | 4,300 | $9,380,000 | 2026-05-07 |
| 254 Palm Ave | single_family | 4 | 4 | 4,218 | $7,450,000 | 2026-04-29 |
| 1244 Michigan Ave | single_family | 4 | 3 | 3,295 | $1,900,000 | 2026-04-24 |
| 114 3rd San Marino Ter | single_family | 4 | 4 | 3,019 | $5,200,000 | 2026-04-06 |
| 1417 Lenox Ave | single_family | 4 | 3 | 2,899 | $2,100,000 | 2026-03-23 |
| 1096 N Venetian Dr | single_family | 4 | 5 | — | $5,620,000 | 2026-03-20 |
| 1001 N Venetian Dr | single_family | 4 | 3 | 3,256 | $10,450,000 | 2026-03-11 |
| 1722 Jefferson Ave | single_family | 4 | 4 | 2,881 | $1,560,000 | 2026-02-26 |
| 114 4th Rivo Alto Ter | single_family | 4 | 4 | 3,539 | $3,700,000 | 2026-02-20 |
| 1245 Lenox Ave | single_family | 4 | 2 | 2,356 | $1,600,000 | 2026-02-10 |
| 20 W Dilido Dr | single_family | 4 | 4 | 3,798 | $16,800,000 | 2025-12-29 |
| 107 W Rivo Alto Dr | single_family | 4 | 3 | 3,200 | $3,000,000 | 2025-11-20 |
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 |
|---|---|---|---|---|---|---|
| 1281 S Venetian Way | single_family | 4 | 4 | 2,912 | $3,975,000 | — |
| 1092 N Venetian Dr | single_family | 4 | 5 | 3,650 | $6,575,000 | — |
| 56 S Hibiscus Dr | single_family | 4 | 5 | 3,092 | $14,900,000 | — |
| 300 S Pointe Dr Ph 5 | condos | 4 | 7 | 5,680 | $24,999,000 | — |
| 455 E Dilido Dr | single_family | 4 | 5 | 3,138 | $13,800,000 | — |
| 1508 Meridian Ave | multi_family | 4 | 4 | 1,776 | $1,200,000 | — |
| 125 Ocean Dr Unit U0303 | condos | 4 | 5 | 4,365 | $19,642,000 | — |
| 215 Palm Ave | single_family | 4 | 6 | 5,241 | $6,500,000 | — |
10-year hold projection
IRR13.5%
Equity multiple3.07x
Total return (10yr)$1,427,927
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,266,000 | $165,060 | $16,437 | $1,740,918 | $525,082 |
| 2 | $2,333,980 | $170,373 | $21,428 | $1,720,525 | $613,455 |
| 3 | $2,403,999 | $175,855 | $26,579 | $1,698,732 | $705,267 |
| 4 | $2,476,119 | $181,510 | $31,896 | $1,675,442 | $800,677 |
| 5 | $2,550,403 | $187,345 | $37,383 | $1,650,554 | $899,849 |
| 6 | $2,626,915 | $193,364 | $43,047 | $1,623,955 | $1,002,960 |
| 7 | $2,705,723 | $199,574 | $48,892 | $1,595,531 | $1,110,192 |
| 8 | $2,786,894 | $205,981 | $54,924 | $1,565,154 | $1,221,740 |
| 9 | $2,870,501 | $212,590 | $61,150 | $1,532,692 | $1,337,809 |
| 10 | $2,956,616 | $219,408 | $67,575 | $1,498,000 | $1,458,616 |
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.