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18490 SW 83rd Pl

Cutler Bay, FL 33157 · single_family · For Sale · 161 days on market
Asking price$1,635,000
6 beds 4 baths 3,402 sqft
Suggested offer$1,387,676$247,324 above the est. market value of $1,387,676.
View on Realtor.com →
Listed by Luis Andrew Ruiz · EXP Realty, LLC
Typesingle_family
Built1967
Price / sqft$481
Est. value (own analysis)$1,387,676
Rent estimate (Zillow ZIP avg)$2,736/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood4/10moderate$Air2/10MinorWildfire1/10Minimal
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-03-25
Removed date—
MLSMiamiMLS #A11989149
Coordinates25.59673, -80.32677
Address18490 SW 83rd Pl
CityCutler Bay
StateFL
Zip33157
Listing ID6975677029
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$1,635,000
Down payment (20.0%)$327,000
Loan amount$1,308,000
Closing costs (5.0%)$81,750
Total cash to close$408,750
Income
Rent (ZIP avg, ZORI — not bedroom-specific)$2,736$32,830
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$32,830
Vacancy rate (assumption) assumption8.0%

$32,830 × 8.0% = $2,626

Effective gross income$2,517$30,203
Operating expenses
Property tax (placeholder 1.9% of price)$2,589$31,065
Insurance (est. scaled by flood & wind risk)$1,744$20,928
HOA dues$0$0
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$137$1,641
Total operating expenses$4,470$53,634
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$30,203
Total operating expenses derived$53,634

$30,203 − $53,634 = -$23,431

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$1,308,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$1,308,000 amortized at 6.7% over 30 years = $8,406/mo

CapEx reserve (5.0% of GSR)$137$1,641
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$23,431
Annual debt service derived$100,867
Annual CapEx reserve assumption$1,641
Annual PMI assumption$0

(-$23,431 − $100,867 − $1,641 − $0) ÷ 12 = -$10,495

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$23,431
Purchase price data$1,635,000

-$23,431 ÷ $1,635,000 = -1.4%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$125,939
Total cash to close derived$408,750

-$125,939 ÷ $408,750 = -30.8%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$23,431
Annual debt service derived$100,867

-$23,431 ÷ $100,867 = -0.23

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$32,830
Purchase price data$1,635,000

($32,830 ÷ 12) ÷ $1,635,000 = 0.2%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$1,635,000
Gross scheduled rent (annual) comp$32,830

$1,635,000 ÷ $32,830 = 49.8

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$53,634
Effective gross income derived$30,203

$53,634 ÷ $30,203 = 177.6%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$53,634
Annual debt service derived$100,867
Annual PMI assumption$0
Gross scheduled rent (annual) comp$32,830

($53,634 + $100,867 + $0) ÷ $32,830 = 470.6%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

No active rental listings cached yet for this bedroom count.

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.

AddressTypeBedsBathsLiving sqftSale priceSale date
10835 SW 152nd Tersingle_family421,807$708,0002026-08-31
7201 SW 174th Stsingle_family654,459$1,650,0002026-08-31
19225 Bel Aire Drsingle_family321,435$709,0002026-08-31
7845 SW 161st Stsingle_family432,368$1,500,0002026-08-31
7980 SW 184th Tersingle_family464,703$1,900,0002026-08-28
10315 SW 200th Stsingle_family532,278$550,0002026-08-28
19801 SW 114th Ctsingle_family422,424$440,0002026-08-28
8824 SW 197th Tersingle_family321,292$780,0002026-08-26
8298 SW 173rd Tersingle_family553,047$1,680,0002026-08-26
16931 SW 109th Avesingle_family321,604$610,0002026-08-24
16621 SW 102nd Avesingle_family321,655$535,0002026-08-21
8930 SW 197th Tersingle_family321,352$540,0002026-08-20
17710 SW 102nd Avesingle_family321,069$440,0002026-08-19
9200 SW 178th Stsingle_family321,281$805,0002026-08-19
9315 SW 170th Lnsingle_family321,892$650,0002026-08-17
19711 Whispering Pines Rdsingle_family522,130$699,0002026-08-14
8320 SW 162nd Stsingle_family321,796$965,0002026-08-14
7844 SW 179th Tersingle_family422,673$1,275,0002026-08-13
16230 SW 109th Avesingle_family321,367$575,0002026-08-13
10365 SW 152nd Stsingle_family321,680$635,0002026-08-13
16700 SW 102nd Plsingle_family321,296$585,0002026-08-12
15421 SW 79th Avesingle_family422,773$1,740,0002026-08-12
19247 SW 93rd Rdsingle_family321,391$505,0002026-08-12
19901 SW 92nd Avesingle_family321,555$665,0002026-08-11
19600 Gulfstream Rdsingle_family321,670$710,0002026-08-11
16501 SW 102nd Ctsingle_family321,536$530,0002026-08-11
15551 SW 101st Avesingle_family311,058$520,0002026-08-11
9971 SW 156th Tersingle_family321,472$562,0002026-08-07
10624 SW 181st Stsingle_family321,283$470,0002026-08-07
19311 Gulfstream Rdsingle_family321,396$445,0002026-08-07
15805 SW 99th Ctsingle_family321,525$585,0002026-08-07
18920 SW 92nd Ctsingle_family321,510$699,9902026-08-07
7600 SW 168th Stsingle_family532,112$1,595,0002026-08-07
16889 SW 73rd Ctsingle_family533,985$2,700,0002026-08-06
18543 SW 91st Avesingle_family321,510$675,0002026-08-05
10210 SW 175th Stsingle_family421,397$505,0002026-08-05
9605 SW 187th Stsingle_family321,576$660,0002026-08-05
8883 SW 176th Stsingle_family321,963$790,0002026-08-05
17701 SW 92nd Avesingle_family321,782$680,0002026-08-05
9118 SW 161st Tersingle_family321,502$600,0002026-08-04
8480 SW 180th Stsingle_family321,629$890,0002026-08-04
16601 SW 78th Ctsingle_family323,368$2,200,0002026-08-04
18601 SW 98th Avesingle_family532,176$645,0002026-08-03
8050 SW 170th Stsingle_family422,130$1,175,0002026-08-03
16911 SW 115th Avesingle_family421,806$730,0002026-07-31
16420 SW 81st Avesingle_family422,399$1,060,0002026-07-31
17071 SW 86th Avesingle_family421,988$1,015,0002026-07-31
8900 SW 159th Tersingle_family432,518$1,001,0002026-07-30
16085 SW 84th Plsingle_family533,102$1,600,0002026-07-30
10220 SW 164th Stsingle_family322,151$670,0002026-07-30

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.

AddressTypeBedsBathsSqftAsking priceDays on market
10315 SW 176th Stmulti_family641,184$789,000—
10900 SW 177th Tersingle_family642,684$719,900—
11511 SW 180th Stsingle_family632,546$900,000—
7360 SW 164th Stsingle_family664,694$2,999,999—
7201 SW 174th Stsingle_family654,459$1,995,000—
8600 SW 162nd Stsingle_family633,369$1,999,000—
8920 SW 162nd Tersingle_family653,944$2,375,000—
18841 SW 74th Ctsingle_family654,717$1,250,000—

10-year hold projection

IRR-10.6%
Equity multiple-0.81x
Total return (10yr)-$524,679
YearProperty valueNOICash flowLoan balanceEquity
1$1,684,050-$23,431-$125,939$1,293,818$390,232
2$1,734,572-$23,866-$126,415$1,278,663$455,909
3$1,786,609-$24,307-$126,898$1,262,467$524,142
4$1,840,207-$24,754-$127,389$1,245,158$595,049
5$1,895,413-$25,208-$127,887$1,226,661$668,752
6$1,952,276-$25,668-$128,392$1,206,894$745,382
7$2,010,844-$26,135-$128,905$1,185,769$825,075
8$2,071,169-$26,608-$129,426$1,163,194$907,975
9$2,133,304-$27,088-$129,954$1,139,068$994,236
10$2,197,303-$27,573-$130,490$1,113,286$1,084,017
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.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.