2889 McFarlane Rd Unit 1112
Miami, FL 33133 · condos · For Sale · 20 days on market
Asking price$700,000
1 beds 2 baths 679 sqft
Suggested offer$394,567$305,433 above the est. market value of $394,567.
View on Realtor.com →Listed by Sylvano Bignon · Barnes International Realty Llc
Typecondos
Built2001
Price / sqft$1031
Est. value (own analysis)$394,567
Rent estimate (own analysis)$2,744/mo
HOA$1,400/mo
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Show every detail
Statusfor_sale
Listed date2026-08-13
Removed date—
MLSMiamiMLS #A12070994
Coordinates25.72736, -80.24052
Address2889 McFarlane Rd Unit 1112
CityMiami
StateFL
Zip33133
Listing ID6970133880
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33133)
Typical home value (ZHVI)$1,352,044
Typical rent (ZORI)$3,793/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 | $700,000 |
| Down payment (20.0%) | $140,000 |
| Loan amount | $560,000 |
| Closing costs (5.0%) | $35,000 |
| Total cash to close | $175,000 |
| Income | |
| Rent (comp-derived) | $2,744$32,928 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,524$30,294 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,108$13,300 |
| Insurance (est. scaled by flood & wind risk) | $817$9,800 |
| HOA dues | $1,400$16,800 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $137$1,646 |
| Total operating expenses | $3,462$41,546 |
| 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) | $137$1,646 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 1 | 1 | 738 | $3,493 | 2026-06-24 | — | |
| condos | 1 | 1 | 595 | $3,000 | 2026-08-19 | — | |
| condos | 1 | 1 | 629 | $2,350 | 2026-08-19 | — | |
| apartment | 1 | 1 | 500 | $2,100 | 2026-08-17 | — | |
| condos | 1 | 1 | 605 | $2,450 | 2026-08-17 | — | |
| condos | 1 | 1 | 670 | $3,200 | 2026-08-17 | — | |
| apartment | 1 | 1 | 638 | $1,850 | 2026-08-12 | — | |
| condos | 1 | 2 | 700 | $2,695 | 2026-08-11 | — | |
| apartment | 1 | 1.5 | 800 | $2,250 | 2026-03-06 | — | |
| condos | 1 | 1 | 705 | $2,600 | 2026-08-07 | — | |
| apartment | 1 | 1 | 500 | $1,500 | 2026-07-11 | — | |
| condos | 1 | 1 | 680 | $4,500 | 2026-08-06 | — | |
| apartment | 1 | 1 | 500 | $1,500 | 2026-08-05 | — | |
| apartment | 1 | 1 | 500 | $1,500 | 2026-08-05 | — | |
| condos | 1 | 1 | 530 | $2,798 | 2026-07-24 | — | |
| condos | 1 | 1 | 689 | $2,300 | 2026-07-20 | — | |
| apartment | 1 | 1 | 500 | $1,500 | 2026-07-17 | — | |
| condos | 1 | 1 | 691 | $2,200 | 2026-07-17 | — | |
| apartment | 1 | 1 | 520 | $2,000 | 2026-07-16 | — | |
| condos | 1 | 1 | 565 | $6,500 | 2026-07-15 | — | |
| condos | 1 | 1 | 600 | $2,100 | 2026-07-14 | — | |
| condos | 1 | 2 | 896 | $7,000 | 2026-07-09 | — | |
| condos | 1 | 2 | 790 | $3,899 | 2026-07-07 | — | |
| condos | 1 | 1 | 655 | $2,350 | 2026-07-06 | — | |
| condos | 1 | 1 | 692 | $2,600 | 2026-07-06 | — | |
| condos | 1 | 1 | 681 | $7,500 | 2026-07-06 | — | |
| apartment | 1 | 1 | 652 | $3,153 | 2026-07-05 | — | |
| condos | 1 | 1 | 896 | $1,250 | 2026-07-04 | — | |
| apartment | 1 | 1 | 550 | $2,200 | 2026-07-02 | — | |
| condos | 1 | 1 | 610 | $2,690 | 2026-06-30 | — | |
| condos | 1 | 1 | 534 | $2,100 | 2026-06-30 | — | |
| apartment | 1 | 1 | 600 | $1,675 | 2026-06-24 | — | |
| condos | 1 | 1 | 585 | $2,175 | 2026-06-19 | — | |
| condos | 1 | 1 | 689 | $2,354 | 2026-06-17 | — | |
| condos | 1 | 1 | 790 | $3,400 | 2026-06-17 | — | |
| condos | 1 | 1 | 507 | $2,200 | 2026-06-12 | — | |
| condos | 1 | 1 | 664 | $2,300 | 2026-06-11 | — | |
| apartment | 1 | 1.5 | 769 | $2,050 | 2026-04-01 | — | |
| condos | 1 | 1 | 680 | $4,000 | 2026-06-10 | — | |
| condos | 1 | 1 | 585 | $2,300 | 2026-06-04 | — | |
| apartment | 1 | 1 | 512 | $1,800 | 2026-06-03 | — | |
| condos | 1 | 1 | 585 | $2,600 | 2026-05-29 | — | |
| apartment | 1 | 1 | 530 | $2,176 | 2026-02-21 | — | |
| condos | 1 | 1 | 605 | $2,250 | 2026-05-03 | — | |
| apartment | 1 | 1 | 600 | $1,675 | 2026-04-30 | — | |
| apartment | 1 | 1 | 700 | $2,550 | 2026-08-02 | — | |
| apartment | 1 | 1 | 607 | $2,800 | 2026-08-01 | — | |
| apartment | 1 | 1 | 600 | $2,200 | 2026-07-31 | — | |
| condos | 1 | 1 | 750 | $2,100 | 2026-07-31 | — | |
| apartment | 1 | 1 | 602 | $1,725 | 2026-07-02 | — | |
| condos | 1 | 2 | 875 | $3,000 | 2026-07-28 | — | |
| apartment | 1 | 1 | 650 | $4,500 | 2024-03-06 | — | |
| condos | 1 | 1 | 507 | $2,400 | 2026-08-24 | — | |
| apartment | 1 | 2 | 800 | $2,100 | 2026-04-17 | — | |
| condos | 1 | 2 | 875 | $3,700 | 2026-03-12 | — | |
| condos | 1 | 2 | 907 | $4,500 | 2026-03-09 | — | |
| condos | 1 | 1 | 560 | $4,900 | 2025-04-17 | — | |
| condos | 1 | 2 | 790 | $4,200 | 2026-04-06 | — | |
| condos | 1 | 1 | 650 | $3,450 | 2026-03-25 | — | |
| condos | 1 | 2 | 852 | $7,200 | 2026-04-01 | — | |
| apartment | 1 | 1 | 652 | $2,400 | — | — | |
| apartment | 1 | 1 | 880 | $3,900 | — | — | |
| apartment | 1 | 1 | 780 | $2,955 | — | — | |
| apartment | 1 | 1 | 722 | $3,123 | — | — | |
| apartment | 1 | 1.5 | 654 | $2,600 | 2025-01-03 | — | |
| apartment | 1 | 1 | 759 | $2,678 | — | — | |
| apartment | 1 | 1 | 555 | $6,500 | — | — | |
| apartment | 1 | 1 | 600 | $3,000 | — | — | |
| apartment | 1 | 1 | 676 | $2,974 | — | — | |
| apartment | 1 | 1 | 600 | $3,000 | — | — | |
| condos | 1 | 2 | 875 | $4,450 | 2026-08-27 | — | |
| condos | 1 | 2 | 808 | $2,225 | 2026-08-03 | — | |
| condos | 1 | 1 | 704 | $2,150 | 2026-08-27 | — | |
| condos | 1 | 2 | 808 | $2,200 | 2026-05-01 | — | |
| apartment | 1 | 1 | 600 | $1,950 | 2026-06-29 | — | |
| condos | 1 | 2 | 808 | $2,400 | 2026-04-16 | — | |
| condos | 1 | 2 | 808 | $2,750 | 2026-05-07 | — | |
| condos | 1 | 1 | 910 | $3,350 | 2026-08-05 | — | |
| condos | 1 | 2 | 910 | $3,000 | 2026-05-07 | — | |
| condos | 1 | 1 | 616 | $2,550 | 2026-07-16 | — | |
| condos | 1 | 1 | 680 | $3,600 | 2026-03-10 | — | |
| condos | 1 | 1 | 650 | $4,000 | 2026-01-06 | — | |
| condos | 1 | 1 | 778 | $2,550 | 2026-08-11 | — | |
| apartment | 1 | 1 | 758 | $2,644 | — | — | |
| apartment | 1 | 1 | 754 | $2,744 | — | — | |
| apartment | 1 | 1 | 754 | $2,725 | — | — | |
| apartment | 1 | 1 | 754 | $2,832 | — | — | |
| apartment | 1 | 1 | 761 | $2,852 | — | — | |
| apartment | 1 | 1 | 652 | $4,364 | — | — | |
| apartment | 1 | 1 | 770 | $4,550 | — | — | |
| apartment | 1 | 1 | 821 | $3,693 | — | — | |
| apartment | 1 | 1 | 658 | $3,119 | — | — | |
| apartment | 1 | 1 | 658 | $3,114 | — | — | |
| apartment | 1 | 1 | 821 | $3,975 | — | — | |
| apartment | 1 | 1 | 718 | $3,903 | — | — | |
| apartment | 1 | 1 | 718 | $3,903 | — | — | |
| apartment | 1 | 1 | 722 | $4,228 | — | — | |
| apartment | 1 | 1 | 720 | $4,303 | — | — | |
| apartment | 1 | 1 | 858 | $4,163 | — | — | |
| apartment | 1 | 1 | 652 | $4,260 | — | — | |
| apartment | 1 | 1 | 652 | $3,069 | 2026-09-02 | — | |
| apartment | 1 | 1 | 779 | $4,415 | — | — | |
| apartment | 1 | 1 | 652 | $4,396 | — | — | |
| apartment | 1 | 1 | 652 | $4,647 | — | — | |
| apartment | 1 | 1 | 770 | $4,640 | — | — | |
| apartment | 1 | 1 | 690 | $2,300 | 2026-08-31 | — | |
| condos | 1 | 1 | 750 | $2,350 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 2665 SW 37th Ave Apt 202 | condos | 1 | 1 | 756 | $315,000 | 2026-08-31 |
| 3250 Grand Ave Apt 506 | condos | 1 | 2 | 999 | $564,000 | 2026-08-21 |
| 3540 Main Hwy Unit 404 | condos | 1 | 3 | 983 | $850,000 | 2026-08-14 |
| 90 Edgewater Dr Ph 23 | condos | 1 | 1 | 880 | $440,000 | 2026-08-11 |
| 2951 S Bayshore Dr | condos | 1 | 1 | 740 | $607,500 | 2026-08-03 |
| 3339 Virginia St Apt 329 | condos | 1 | 2 | 790 | $650,000 | 2026-07-13 |
| 2550 SW 27th Ave Apt 301 | condos | 1 | 2 | 1,120 | $425,000 | 2026-07-10 |
| 3339 Virginia St Apt 316 | condos | 1 | 2 | 790 | $670,000 | 2026-06-23 |
| 2665 SW 37th Ave Apt 201 | condos | 1 | 1 | 711 | $290,000 | 2026-06-22 |
| 3540 Main Hwy Unit 407 | condos | 1 | 2 | 1,092 | $840,000 | 2026-06-01 |
| 60 Edgewater Dr Apt Le | condos | 1 | 3 | 1,117 | $600,000 | 2026-06-01 |
| 2951 S Bayshore Dr Unit 506 | condos | 1 | 1 | 710 | $528,500 | 2026-05-22 |
| 2951 S Bayshore Dr Unit 1012 | condos | 1 | 1 | 680 | $552,000 | 2026-05-12 |
| 2901 S Bayshore Dr Apt 2H | condos | 1 | 2 | 816 | $700,000 | 2026-04-30 |
| 2901 S Bayshore Dr Apt 17D | condos | 1 | 1 | 816 | $662,500 | 2026-04-13 |
| 90 Edgewater Dr Apt 505 | condos | 1 | 1 | 880 | $355,000 | 2026-04-02 |
| 1800 SW 25th St Apt 2102 | condos | 1 | 1 | 611 | $213,000 | 2026-04-01 |
| 2650 SW 37th Ave Apt 604 | condos | 1 | 1 | 814 | $315,000 | 2026-03-27 |
| 90 Edgewater Dr Apt 820 | condos | 1 | 2 | 910 | $490,000 | 2026-03-12 |
| 2665 SW 37th Ave Apt 1213 | condos | 1 | 1 | 750 | $330,000 | 2026-03-12 |
| 2678 Tigertail Ave Apt 515 | condos | 1 | 1 | 658 | $900,000 | 2026-03-06 |
| 3101 SW 27th Ave Apt 204 | condos | 1 | 1 | 630 | $304,000 | 2026-03-02 |
| 2740 SW 28th Ter Apt 201 | condos | 1 | 1 | 613 | $350,000 | 2026-02-23 |
| 90 Edgewater Dr Apt 718 | condos | 1 | 2 | 910 | $435,000 | 2026-02-23 |
| 2734 Bird Ave Apt 106 | condos | 1 | 1 | 491 | $280,000 | 2026-02-20 |
| 3025 Mary St Apt 12 | condos | 1 | 2 | 700 | $371,000 | 2026-02-18 |
| 3245 Virginia St Apt 17 | condos | 1 | 1 | 514 | $340,000 | 2026-02-17 |
| 6519428719 | condos | 1 | 1 | 514 | $375,000 | 2026-02-17 |
| 3245 Virginia St Apt 39 | condos | 1 | 1 | 514 | $312,500 | 2026-02-16 |
| 100 Edgewater Dr Apt 101 | condos | 1 | 1 | 744 | $386,500 | 2026-02-13 |
| 3339 Virginia St Apt 306 | condos | 1 | 2 | 851 | $505,000 | 2026-01-26 |
| 90 Edgewater Dr Apt 805 | condos | 1 | 1 | 880 | $342,000 | 2026-01-15 |
| 2889 McFarlane Rd Unit 1406 | condos | 1 | 2 | 756 | $668,960 | 2026-01-02 |
| 2889 McFarlane Rd Unit 1814 | condos | 1 | 2 | 693 | $663,000 | 2025-12-30 |
| 2655 S Bayshore Dr Apt 1007 | condos | 1 | 1 | 670 | $999,000 | 2025-12-29 |
| 3051 SW 27th Ave Apt 302 | condos | 1 | 1 | 362 | $290,000 | 2025-12-15 |
| 90 Edgewater Dr Apt 1218 | condos | 1 | 2 | 910 | $440,000 | 2025-12-12 |
| 2655 S Bayshore Dr Apt 1407 | condos | 1 | 1 | 764 | $1,150,000 | 2025-12-05 |
| 2690 SW 22nd Ave Apt 507 | condos | 1 | 1 | 702 | $235,000 | 2025-11-21 |
| 90 Edgewater Dr Apt 512 | condos | 1 | 2 | 910 | $349,000 | 2025-10-31 |
| 2889 McFarlane Rd Unit 2105 | condos | 1 | 2 | 767 | $689,500 | 2025-10-24 |
| 2831 S Bayshore Dr Unit 506 | condos | 1 | 1 | 689 | $950,000 | 2025-10-24 |
| 2951 S Bayshore Dr Unit 911 | condos | 1 | 1 | 620 | $500,000 | 2025-10-23 |
| 3615 Thomas Ave Apt 1 | condos | 1 | 1 | 467 | $204,000 | 2025-10-21 |
| 2951 S Bayshore Dr Unit 917 | condos | 1 | 1 | 650 | $380,000 | 2025-10-20 |
| 2600 SW 27th Ave Apt 808 | condos | 1 | 1 | 655 | $315,000 | 2025-09-30 |
| 2850 Coconut Ave Apt 7 | condos | 1 | 1 | 580 | $335,000 | 2025-09-29 |
| 3339 Virginia St Apt 310 | condos | 1 | 2 | — | $507,500 | 2025-09-10 |
| 2889 McFarlane Rd Unit 1510 | condos | 1 | 2 | 761 | $685,000 | 2025-09-05 |
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 |
|---|---|---|---|---|---|---|
| 2678 Tigertail Ave Apt 315 | condos | 1 | 1 | 565 | $910,000 | — |
| 3615 Thomas Ave Apt 13 | condos | 1 | 1 | 458 | $310,000 | — |
| 2889 McFarlane Rd Unit 1610 | condos | 1 | 2 | 761 | $750,000 | — |
| 3240 Mary St Apt S202 | condos | 1 | 1 | 507 | $399,900 | — |
| 3250 Grand Ave Apt 406 | condos | 1 | 2 | 999 | $650,000 | — |
| 2889 McFarlane Rd Unit 1014 | condos | 1 | 2 | 693 | $750,000 | — |
| 2951 S Bayshore Dr Unit 805 | condos | 1 | 1 | 670 | $620,000 | — |
| 2630 SW 28th St Ste 51 | condos | 1 | 1 | 615 | $349,000 | — |
10-year hold projection
IRR-11.2%
Equity multiple-0.92x
Total return (10yr)-$244,361
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $721,000 | -$11,253 | -$56,084 | $553,928 | $167,072 |
| 2 | $742,630 | -$11,382 | -$56,255 | $547,440 | $195,190 |
| 3 | $764,909 | -$11,511 | -$56,425 | $540,506 | $224,403 |
| 4 | $787,856 | -$11,638 | -$56,596 | $533,095 | $254,761 |
| 5 | $811,492 | -$11,764 | -$56,765 | $525,176 | $286,316 |
| 6 | $835,837 | -$11,887 | -$56,934 | $516,713 | $319,124 |
| 7 | $860,912 | -$12,009 | -$57,103 | $507,669 | $353,243 |
| 8 | $886,739 | -$12,128 | -$57,270 | $498,004 | $388,735 |
| 9 | $913,341 | -$12,245 | -$57,436 | $487,675 | $425,667 |
| 10 | $940,741 | -$12,359 | -$57,600 | $476,636 | $464,105 |
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.