2500 NW 91st St
Miami, FL 33147 · single_family · For Sale · 14 days on market
Asking price$749,999
8 beds 5 baths 1,716 sqft
Suggested offer$620,660$129,339 above the est. market value of $620,660.
View on Realtor.com →Listed by Danay Abreu De Armas · Taveras Real Estate, Llc.
Typesingle_family
Built1956
Price / sqft$437
Est. value (own analysis)$620,660
Rent estimate (Zillow ZIP avg)$2,154/mo
HOANone
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Statusfor_sale
Listed date2026-08-19
Removed date—
MLSMiamiMLS #A12073616
Coordinates25.85684, -80.24026
Address2500 NW 91st St
CityMiami
StateFL
Zip33147
Listing ID6933723801
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33147)
Typical home value (ZHVI)$444,132
Typical rent (ZORI)$2,154/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 | $749,999 |
| Down payment (20.0%) | $150,000 |
| Loan amount | $599,999 |
| Closing costs (5.0%) | $37,500 |
| Total cash to close | $187,500 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,154$25,845 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,981$23,778 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,188$14,250 |
| Insurance (placeholder 0.8% of price) | $500$6,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $108$1,292 |
| Total operating expenses | $1,795$21,542 |
| 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) | $108$1,292 |
| 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 | 8 | 9 | 5,200 | $35,000 | 2026-03-18 | — |
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 |
|---|---|---|---|---|---|---|
| 8340 NW 22nd Pl | single_family | 3 | 2 | 1,134 | $500,000 | 2026-09-02 |
| 3560 NW 95th St | single_family | 4 | 2 | — | $520,000 | 2026-08-31 |
| 2215 NW 98th St | single_family | 2 | 1 | 906 | $365,000 | 2026-08-28 |
| 1920 NW 69th Ter | single_family | 3 | 1 | 974 | $420,000 | 2026-08-27 |
| 1822 NW 66th St | single_family | 3 | 2 | — | $315,000 | 2026-08-26 |
| 1369 NW 68th Ter | single_family | 4 | 2 | — | $485,000 | 2026-08-26 |
| 8841 NW 14th Ave | single_family | 5 | 3 | 1,824 | $725,000 | 2026-08-26 |
| 1669 NW 70th St | single_family | 3 | 1 | 672 | $354,000 | 2026-08-24 |
| 2276 NW 81st St | single_family | 3 | 2 | 1,183 | $350,000 | 2026-08-17 |
| 3260 NW 95th Ter | single_family | 3 | 1 | 851 | $575,000 | 2026-08-14 |
| 10345 NW 35th Ct | single_family | 3 | 1 | 1,038 | $550,000 | 2026-08-13 |
| 7091 NW 21st Ave | single_family | 3 | 1 | 612 | $324,500 | 2026-08-12 |
| 8200 NW 34th Ave | single_family | 5 | 3 | 1,653 | $605,000 | 2026-08-12 |
| 3140 NW 97th St | single_family | 3 | 2 | 1,430 | $568,000 | 2026-08-12 |
| 2165 NW 93rd St | single_family | 3 | 1 | 1,920 | $280,000 | 2026-08-12 |
| 7051 NW 30th Ave | single_family | 2 | 1 | 1,122 | $355,000 | 2026-08-12 |
| 1535 NW 85th St | single_family | 4 | 2 | 1,287 | $490,000 | 2026-08-11 |
| 1518 NW 101st St | single_family | 2 | 1 | 1,448 | $373,000 | 2026-08-10 |
| 7031 NW 20th Ave | single_family | 3 | 2 | 1,122 | $510,000 | 2026-08-10 |
| 6422 NW 29th Ave | single_family | 3 | 1 | 950 | $300,000 | 2026-08-05 |
| 3185 NW 98th St | single_family | 2 | 1 | 1,144 | $310,000 | 2026-08-04 |
| 8390 NW 18th Ave | single_family | 3 | 2 | 1,411 | $325,000 | 2026-08-04 |
| 7759 NW 16th Ave | single_family | 3 | 2 | 1,456 | $476,000 | 2026-08-04 |
| 2851 NW 106th St | single_family | 3 | 2 | 1,452 | $490,000 | 2026-08-04 |
| 7738 NW 15th Ave | single_family | 3 | 2 | 1,450 | $468,000 | 2026-07-31 |
| 3101 NW 99th St | single_family | 2 | 1 | 1,033 | $295,000 | 2026-07-30 |
| 2285 NW 89th St | single_family | 3 | 2 | 870 | $485,000 | 2026-07-30 |
| 9290 NW 32nd Court Rd | single_family | 6 | 5 | 1,665 | $650,000 | 2026-07-29 |
| 2931 NW 66th St | single_family | 3 | 2 | 1,038 | $330,000 | 2026-07-28 |
| 3520 NW 99th St | single_family | 4 | 2 | 1,202 | $529,000 | 2026-07-28 |
| 2340 NW 99th Ter | single_family | 5 | 3 | 1,455 | $520,000 | 2026-07-27 |
| 1945 NW 86th St | single_family | 4 | 2 | 1,055 | $395,000 | 2026-07-27 |
| 2141 NW 80th St | single_family | 2 | 1 | 1,194 | $270,000 | 2026-07-24 |
| 1580 NW 77th Ter | single_family | 3 | 2 | 1,100 | $270,000 | 2026-07-24 |
| 3271 NW 102nd St | single_family | 5 | 3 | — | $625,000 | 2026-07-24 |
| 3521 NW 80th Ter | single_family | 3 | 3 | 1,651 | $450,000 | 2026-07-24 |
| 1887 NW 66th St | single_family | 2 | 1 | 625 | $315,000 | 2026-07-23 |
| 8200 NW 31st Ave | single_family | 3 | 2 | 1,208 | $550,000 | 2026-07-22 |
| 2160 NW 98th St | single_family | 3 | 1 | 1,386 | $345,000 | 2026-07-21 |
| 1738 NW 67th St | single_family | 3 | 1 | 970 | $308,000 | 2026-07-21 |
| 2121 NW 68th Ter | single_family | 3 | 1 | 1,091 | $420,000 | 2026-07-21 |
| 1880 NW 86th Ter | single_family | 2 | 1 | 972 | $227,500 | 2026-07-20 |
| 10415 NW 35th Ave | single_family | 2 | 1 | 2,948 | $630,000 | 2026-07-17 |
| 7625 NW 14th Ct | single_family | 3 | 1 | 933 | $499,000 | 2026-07-17 |
| 1415 NW 69th St | single_family | 2 | 1 | 816 | $385,000 | 2026-07-16 |
| 6306 NW 19th Ct | single_family | 3 | 2 | 1,110 | $305,000 | 2026-07-15 |
| 1542 NW 62nd Ter | single_family | 2 | 1 | 840 | $230,000 | 2026-07-14 |
| 3510 NW 82nd St | single_family | 3 | 2 | 1,118 | $365,000 | 2026-07-14 |
| 2222 NW 105th St | single_family | 3 | 2 | 1,137 | $499,000 | 2026-07-13 |
| 7929 NW 36th Ct | single_family | 3 | 2 | 1,250 | $557,000 | 2026-07-13 |
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 |
|---|---|---|---|---|---|---|
| 650 NW 28th St | multi_family | 8 | 4 | 3,204 | $1,350,000 | — |
| 3431-3433 SW 4th St | multi_family | 8 | 6 | 3,429 | $1,249,000 | — |
| 1021 NW 30th St | multi_family | 8 | 5 | 2,800 | $1,200,000 | — |
| 2900 NW 10th Ave | multi_family | 8 | 4 | 3,640 | $1,500,000 | — |
| 1629 NW 40th St | multi_family | 8 | 6 | — | $969,900 | — |
| 1627 NW 40th St | single_family | 8 | 6 | — | $969,900 | — |
| 1021 SW 5th St | multi_family | 8 | 5 | 1,609 | $1,100,000 | — |
| 1616 Onaway Dr | single_family | 8 | 9 | 6,194 | $9,995,000 | — |
10-year hold projection
IRR-6.3%
Equity multiple-0.05x
Total return (10yr)-$98,673
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $772,499 | $2,236 | -$45,326 | $593,494 | $179,005 |
| 2 | $795,674 | $2,410 | -$45,183 | $586,542 | $209,132 |
| 3 | $819,544 | $2,593 | -$45,034 | $579,112 | $240,432 |
| 4 | $844,130 | $2,784 | -$44,877 | $571,173 | $272,958 |
| 5 | $869,454 | $2,984 | -$44,712 | $562,688 | $306,767 |
| 6 | $895,538 | $3,192 | -$44,539 | $553,620 | $341,918 |
| 7 | $922,404 | $3,410 | -$44,358 | $543,930 | $378,474 |
| 8 | $950,076 | $3,637 | -$44,168 | $533,574 | $416,502 |
| 9 | $978,579 | $3,874 | -$43,970 | $522,507 | $456,071 |
| 10 | $1,007,936 | $4,121 | -$43,762 | $510,680 | $497,256 |
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.