8000 SW 184th St
Cutler Bay, FL 33157 · single_family · For Sale · 65 days on market
Asking price$2,499,000
3 beds 2 baths 1,709 sqft
Suggested offer$685,241$1,813,759 above the est. market value of $685,241.
View on Realtor.com →Listed by Jason Smith · Keller Williams Capital Realty
Typesingle_family
Built1950
Price / sqft$1462
Est. value (own analysis)$685,241
Rent estimate (own analysis)$3,550/mo
HOANone
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Statusfor_sale
Listed date2026-06-29
Removed date—
MLSMiamiMLS #A12043499
Coordinates25.59911, -80.32235
Address8000 SW 184th St
CityCutler Bay
StateFL
Zip33157
Listing ID6974633582
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33157)
Typical home value (ZHVI)$630,585
Typical rent (ZORI)$2,736/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 | $2,499,000 |
| Down payment (20.0%) | $499,800 |
| Loan amount | $1,999,200 |
| Closing costs (5.0%) | $124,950 |
| Total cash to close | $624,750 |
| Income | |
| Rent (comp-derived) | $3,550$42,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,266$39,192 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,957$47,481 |
| Insurance (placeholder 0.8% of price) | $1,666$19,992 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $178$2,130 |
| Total operating expenses | $5,800$69,603 |
| 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) | $178$2,130 |
| 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 | 1,784 | $3,200 | 2026-07-07 | — | |
| single_family | 3 | 3 | 1,700 | $4,200 | 2026-06-25 | — | |
| single_family | 3 | 2 | 1,308 | $2,800 | — | — | |
| single_family | 3 | 2 | 1,159 | $2,800 | 2026-06-19 | — | |
| single_family | 3 | 3 | 2,117 | $4,400 | 2026-06-05 | — | |
| single_family | 3 | 2 | 1,560 | $3,500 | 2026-05-11 | — | |
| single_family | 3 | 2 | 1,296 | $4,000 | 2026-08-03 | — | |
| single_family | 3 | 2 | 1,252 | $3,000 | 2026-07-30 | — | |
| single_family | 3 | 2 | 1,691 | $3,395 | — | — | |
| single_family | 3 | 2 | 1,200 | $3,200 | — | — | |
| single_family | 3 | 2 | 1,421 | $2,800 | — | — | |
| single_family | 3 | 2 | 1,428 | $3,900 | — | — | |
| single_family | 3 | 2 | 1,246 | $3,300 | — | — | |
| single_family | 3 | 2 | 1,435 | $4,500 | — | — | |
| single_family | 3 | 2 | 1,692 | $3,445 | — | — | |
| single_family | 3 | 2 | 1,404 | $2,880 | — | — | |
| single_family | 3 | 2 | 1,563 | $3,145 | — | — | |
| single_family | 3 | 2 | 1,459 | $4,950 | 2026-08-09 | — | |
| single_family | 3 | 2 | 1,462 | $4,900 | 2026-04-02 | — | |
| single_family | 3 | 2 | 1,617 | $4,500 | 2026-07-17 | — | |
| single_family | 3 | 3 | 1,234 | $4,000 | 2026-08-06 | — | |
| single_family | 3 | 2 | 1,352 | $5,100 | 2026-08-24 | — | |
| single_family | 3 | 2 | 1,541 | $3,500 | 2026-08-24 | — | |
| single_family | 3 | 2 | 1,688 | $4,000 | 2026-07-31 | — | |
| single_family | 3 | 2 | 1,864 | $8,500 | 2026-08-05 | — | |
| single_family | 3 | 2 | 1,404 | $2,885 | 2024-10-26 | — | |
| single_family | 3 | 2 | 1,668 | $3,600 | — | — | |
| single_family | 3 | 2 | 1,342 | $4,200 | 2026-08-29 | — |
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 |
|---|---|---|---|---|---|---|
| 19225 Bel Aire Dr | single_family | 3 | 2 | 1,435 | $709,000 | 2026-08-31 |
| 8824 SW 197th Ter | single_family | 3 | 2 | 1,292 | $780,000 | 2026-08-26 |
| 16931 SW 109th Ave | single_family | 3 | 2 | 1,604 | $610,000 | 2026-08-24 |
| 16621 SW 102nd Ave | single_family | 3 | 2 | 1,655 | $535,000 | 2026-08-21 |
| 8930 SW 197th Ter | single_family | 3 | 2 | 1,352 | $540,000 | 2026-08-20 |
| 17710 SW 102nd Ave | single_family | 3 | 2 | 1,069 | $440,000 | 2026-08-19 |
| 9200 SW 178th St | single_family | 3 | 2 | 1,281 | $805,000 | 2026-08-19 |
| 9315 SW 170th Ln | single_family | 3 | 2 | 1,892 | $650,000 | 2026-08-17 |
| 8320 SW 162nd St | single_family | 3 | 2 | 1,796 | $965,000 | 2026-08-14 |
| 16230 SW 109th Ave | single_family | 3 | 2 | 1,367 | $575,000 | 2026-08-13 |
| 10365 SW 152nd St | single_family | 3 | 2 | 1,680 | $635,000 | 2026-08-13 |
| 16700 SW 102nd Pl | single_family | 3 | 2 | 1,296 | $585,000 | 2026-08-12 |
| 19247 SW 93rd Rd | single_family | 3 | 2 | 1,391 | $505,000 | 2026-08-12 |
| 19901 SW 92nd Ave | single_family | 3 | 2 | 1,555 | $665,000 | 2026-08-11 |
| 19600 Gulfstream Rd | single_family | 3 | 2 | 1,670 | $710,000 | 2026-08-11 |
| 16501 SW 102nd Ct | single_family | 3 | 2 | 1,536 | $530,000 | 2026-08-11 |
| 15551 SW 101st Ave | single_family | 3 | 1 | 1,058 | $520,000 | 2026-08-11 |
| 9971 SW 156th Ter | single_family | 3 | 2 | 1,472 | $562,000 | 2026-08-07 |
| 10624 SW 181st St | single_family | 3 | 2 | 1,283 | $470,000 | 2026-08-07 |
| 19311 Gulfstream Rd | single_family | 3 | 2 | 1,396 | $445,000 | 2026-08-07 |
| 15805 SW 99th Ct | single_family | 3 | 2 | 1,525 | $585,000 | 2026-08-07 |
| 18920 SW 92nd Ct | single_family | 3 | 2 | 1,510 | $699,990 | 2026-08-07 |
| 18543 SW 91st Ave | single_family | 3 | 2 | 1,510 | $675,000 | 2026-08-05 |
| 9605 SW 187th St | single_family | 3 | 2 | 1,576 | $660,000 | 2026-08-05 |
| 8883 SW 176th St | single_family | 3 | 2 | 1,963 | $790,000 | 2026-08-05 |
| 17701 SW 92nd Ave | single_family | 3 | 2 | 1,782 | $680,000 | 2026-08-05 |
| 9118 SW 161st Ter | single_family | 3 | 2 | 1,502 | $600,000 | 2026-08-04 |
| 8480 SW 180th St | single_family | 3 | 2 | 1,629 | $890,000 | 2026-08-04 |
| 16601 SW 78th Ct | single_family | 3 | 2 | 3,368 | $2,200,000 | 2026-08-04 |
| 10220 SW 164th St | single_family | 3 | 2 | 2,151 | $670,000 | 2026-07-30 |
| 16123 SW 108th Ct | single_family | 3 | 3 | 1,630 | $690,000 | 2026-07-29 |
| 9000 Caribbean Blvd | single_family | 3 | 2 | 1,538 | $610,000 | 2026-07-28 |
| 9221 Sterling Dr | single_family | 3 | 2 | 1,164 | $375,000 | 2026-07-24 |
| 9114 SW 163rd Ter | single_family | 3 | 2 | 1,858 | $700,000 | 2026-07-24 |
| 16713 SW 107th Pl | single_family | 3 | 2 | 1,778 | $700,000 | 2026-07-23 |
| 9051 SW 200th St | single_family | 3 | 2 | 1,656 | $695,000 | 2026-07-22 |
| 19260 Holiday Rd | single_family | 3 | 1 | 1,254 | $311,000 | 2026-07-21 |
| 15821 SW 86th Ave | single_family | 3 | 2 | 1,436 | $885,000 | 2026-07-20 |
| 9340 SW 178th St | single_family | 3 | 2 | 2,028 | $875,000 | 2026-07-17 |
| 8535 SW 186th St | single_family | 3 | 2 | 1,764 | $830,000 | 2026-07-16 |
| 10741 SW 165th St | single_family | 3 | 2 | 1,758 | $440,000 | 2026-07-15 |
| 9000 SW 164th St | single_family | 3 | 2 | 2,073 | $795,000 | 2026-07-15 |
| 16211 SW 102nd Ct | single_family | 3 | 2 | 1,512 | $470,000 | 2026-07-14 |
| 7868 SW 194th St | single_family | 3 | 2 | 1,479 | $650,000 | 2026-07-13 |
| 9430 Easter Rd | single_family | 3 | 2 | 1,902 | $620,000 | 2026-07-13 |
| 9460 Palmetto Club Ln E | single_family | 3 | 2 | 1,738 | $710,000 | 2026-07-13 |
| 11311 SW 164th Ter | single_family | 3 | 3 | 1,898 | $610,000 | 2026-07-10 |
| 8932 Ridgeland Dr | single_family | 3 | 2 | 1,320 | $485,000 | 2026-07-09 |
| 5843 Paradise Point Dr | single_family | 3 | 4 | 3,104 | $3,300,000 | 2026-07-08 |
| 15801 SW 102nd Ct | single_family | 3 | 1 | 1,040 | $500,000 | 2026-07-07 |
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 |
|---|---|---|---|---|---|---|
| 19500 SW 115th Ave | single_family | 3 | 1 | 1,056 | $609,900 | — |
| 10222 SW 181st St | single_family | 3 | 1 | 864 | $450,000 | — |
| 11030 SW 153rd St | single_family | 3 | 1 | 1,078 | $510,000 | — |
| 16604 SW 104th Ct | single_family | 3 | 2 | 2,061 | $650,000 | — |
| townhomes | 3 | 3 | 1,421 | $450,000 | — | |
| 11440 SW 185th Ter | single_family | 3 | 2 | 1,277 | $410,000 | — |
| 15435 SW 108th Ct | single_family | 3 | 2 | 1,323 | $674,900 | — |
| 11243 SW 174th Ter | single_family | 3 | 2 | 1,650 | $830,000 | — |
10-year hold projection
IRR-10.0%
Equity multiple-0.71x
Total return (10yr)-$738,991
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,573,970 | -$30,411 | -$186,710 | $1,977,524 | $596,446 |
| 2 | $2,651,189 | -$30,975 | -$187,327 | $1,954,360 | $696,829 |
| 3 | $2,730,725 | -$31,548 | -$187,954 | $1,929,605 | $801,120 |
| 4 | $2,812,647 | -$32,129 | -$188,591 | $1,903,150 | $909,497 |
| 5 | $2,897,026 | -$32,718 | -$189,238 | $1,874,878 | $1,022,148 |
| 6 | $2,983,937 | -$33,315 | -$189,894 | $1,844,665 | $1,139,272 |
| 7 | $3,073,455 | -$33,921 | -$190,560 | $1,812,377 | $1,261,078 |
| 8 | $3,165,658 | -$34,535 | -$191,236 | $1,777,872 | $1,387,786 |
| 9 | $3,260,628 | -$35,157 | -$191,921 | $1,740,997 | $1,519,631 |
| 10 | $3,358,447 | -$35,788 | -$192,617 | $1,701,591 | $1,656,856 |
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.