2961 NW 173rd Ter
Miami Gardens, FL 33056 · single_family · For Sale · 27 days on market
Asking price$685,000
5 beds 4 baths 2,260 sqft
Listed by Winston Pulley Jr. · EZFlatfees.com LLC
Typesingle_family
Built1954
Price / sqft$303
Est. value (own analysis)$764,083
Rent estimate (own analysis)$4,300/mo
HOANone
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Statusfor_sale
Listed date2026-08-07
Removed date—
MLSMiamiMLS #A12067092
Coordinates25.93223, -80.25028
Address2961 NW 173rd Ter
CityMiami Gardens
StateFL
Zip33056
Listing ID6926207453
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33056)
Median sale price$550,000
Median days on market (sale)37
Active sale listings131
Median rent$2,700/mo
Median days on market (rent)49
Active rental listings90
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33056 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $685,000 |
| Down payment (20.0%) | $137,000 |
| Loan amount | $548,000 |
| Closing costs (5.0%) | $34,250 |
| Total cash to close | $171,250 |
| Income | |
| Rent (comp-derived) | $4,300$51,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,956$47,472 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,085$13,015 |
| Insurance (placeholder 0.8% of price) | $457$5,480 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $215$2,580 |
| Total operating expenses | $1,756$21,075 |
| 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) | $215$2,580 |
| 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
Widened to city-wide. 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 | 2 | 1,720 | $2,995 | 2026-07-12 | — | |
| single_family | 5 | 3 | 2,118 | $4,500 | 2026-08-27 | — | |
| single_family | 5 | 2 | 1,491 | $4,300 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 17630 NW 36th Ave | single_family | 5 | 3 | 1,870 | $650,000 | 2026-07-24 |
| 3320 NW 172nd Ter | single_family | 5 | 3 | 1,614 | $680,000 | 2026-07-14 |
| 3560 NW 212th St | single_family | 5 | 3 | 1,713 | $635,000 | 2026-07-13 |
| 2980 NW 210th Ter | single_family | 5 | 3 | 1,931 | $615,000 | 2026-07-01 |
| 3281 NW 170th St | single_family | 5 | 2 | 1,568 | $495,000 | 2026-06-12 |
| 3224 NW 181st St | single_family | 5 | 3 | 1,752 | $615,000 | 2026-05-20 |
| 2840 NW 171st St | single_family | 5 | 3 | 1,963 | $645,000 | 2026-03-24 |
| 3119 NW 169th Ter | single_family | 5 | 2 | 2,715 | $620,000 | 2026-02-17 |
| 2051 NW 179th St | single_family | 5 | 4 | 4,735 | $502,500 | 2026-02-13 |
| 19320 NW 37th Ave | single_family | 5 | 4 | 2,340 | $650,000 | 2026-01-27 |
| 3510 NW 211th St | single_family | 5 | 3 | 1,416 | $615,000 | 2026-01-14 |
| 2442 NW 170th St | single_family | 5 | 3 | 1,795 | $640,000 | 2025-12-26 |
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 |
|---|---|---|---|---|---|---|
| 2310 NW 208th St | single_family | 5 | 2 | 1,494 | $579,900 | — |
| 3312 NW 182nd St | single_family | 5 | 4 | 1,392 | $645,000 | — |
| 2910 NW 175th St | single_family | 5 | 3 | — | $659,000 | — |
| 1895 NW 175th St | single_family | 5 | 3 | 3,168 | $995,000 | — |
| 17520 NW 17th Ave | single_family | 5 | 3 | 3,129 | $699,999 | — |
| 16920 NW 19th Ave | single_family | 5 | 3 | 2,749 | $849,000 | — |
| 18901 NW 28th Pl | single_family | 5 | 3 | 2,379 | $674,000 | — |
| 17611 NW 32nd Ct | single_family | 5 | 2 | 915 | $569,000 | — |
10-year hold projection
IRR3.1%
Equity multiple1.49x
Total return (10yr)$173,766
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $705,550 | $26,397 | -$18,442 | $542,058 | $163,492 |
| 2 | $726,717 | $27,294 | -$17,609 | $535,709 | $191,008 |
| 3 | $748,518 | $28,221 | -$16,749 | $528,923 | $219,595 |
| 4 | $770,974 | $29,178 | -$15,859 | $521,672 | $249,302 |
| 5 | $794,103 | $30,167 | -$14,940 | $513,922 | $280,181 |
| 6 | $817,926 | $31,189 | -$13,990 | $505,640 | $312,286 |
| 7 | $842,464 | $32,244 | -$13,008 | $496,790 | $345,674 |
| 8 | $867,738 | $33,333 | -$11,993 | $487,331 | $380,406 |
| 9 | $893,770 | $34,458 | -$10,944 | $477,224 | $416,546 |
| 10 | $920,583 | $35,620 | -$9,861 | $466,422 | $454,161 |
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.