6480 NE 1st Ave
Miami, FL 33150 · multi_family · For Sale · 96 days on market
Asking price$2,150,000
12 beds 8 baths 7,570 sqft
Listed by Joao Barbosa · Sustainable RE, LLC.
Typemulti_family
Built2026
Price / sqft$284
Est. value (own analysis)$2,518,669
Rent estimate (building total, own analysis)$16,457/mo
HOANone
1 / 11
Show every detail
Statusfor_sale
Listed date2026-05-29
Removed date—
MLSMiamiMLS #A12027422
Coordinates—
Address6480 NE 1st Ave
CityMiami
StateFL
Zip33150
Listing ID9136946274
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33150)
Typical home value (ZHVI)$453,432
Typical rent (ZORI)$2,416/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 | $2,150,000 |
| Down payment (20.0%) | $430,000 |
| Loan amount | $1,720,000 |
| Closing costs (5.0%) | $107,500 |
| Total cash to close | $537,500 |
| Income | |
| Rent (estimate) | $16,457$197,478 |
| Vacancy loss (8.0%) | |
| Effective gross income | $15,140$181,680 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,404$40,850 |
| Insurance (placeholder 0.8% of price) | $1,433$17,200 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $823$9,874 |
| Total operating expenses | $5,660$67,924 |
| 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) | $823$9,874 |
| 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.
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.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 801 NW 105th St | multi_family | — | — | 1,454 | $635,000 | 2026-08-17 |
| 6810 NW 2nd Ct | multi_family | 4 | 2 | 2,102 | $590,000 | 2026-08-07 |
| 6701 NW 5th Ave | multi_family | — | — | 1,408 | $565,000 | 2026-07-31 |
| 163 NW 68th Ter | multi_family | 6 | 4 | 2,454 | $737,000 | 2026-07-29 |
| 6241 NW Miami Pl | multi_family | 3 | 2 | 1,800 | $850,000 | 2026-07-09 |
| 7612 NW 4th Ave | multi_family | 3 | 1 | 1,620 | $635,000 | 2026-07-08 |
| 15 NW 70th St | multi_family | 4 | 2 | 1,555 | $510,000 | 2026-06-16 |
| 97 NW 69th St | multi_family | — | — | 2,022 | $620,000 | 2026-06-12 |
| 408 NW 97th St | multi_family | — | — | 1,549 | $155,000 | 2026-06-05 |
| 50 NW 71st St Apt 4 | multi_family | 4 | 4 | 1,600 | $740,000 | 2026-06-02 |
| 1064 NW 103rd St | multi_family | 4 | 3 | 1,792 | $570,000 | 2026-06-02 |
| 250 NW 83rd St | multi_family | 6 | 2 | 2,074 | $520,000 | 2026-05-29 |
| 772 NW 80th St | multi_family | 3 | 2 | 1,432 | $650,000 | 2026-05-27 |
| 7534/7536 NW 4th Ave | multi_family | — | — | 1,740 | $570,000 | 2026-05-26 |
| 93 NW 69th St | multi_family | 3 | 1 | 2,102 | $445,000 | 2026-05-20 |
| 7736 NW 2nd Ave | multi_family | 2 | 2 | 1,638 | $500,000 | 2026-05-07 |
| 1181 NW 66th St | multi_family | — | — | — | $789,000 | 2026-04-28 |
| 421 NW 81st St | multi_family | — | — | 1,601 | $699,000 | 2026-04-28 |
| 6324 NW 1st Pl | multi_family | — | — | 2,164 | $720,000 | 2026-04-24 |
| 5138334331 | multi_family | — | — | 2,454 | $753,000 | 2026-04-16 |
| 5713827729 | multi_family | — | — | 1,677 | $300,000 | 2026-04-06 |
| 742 NW 70th St | multi_family | — | — | 2,738 | $995,000 | 2026-03-26 |
| 6720 NW 4th Ave | multi_family | 4 | 1 | 1,320 | $537,500 | 2026-03-11 |
| 1052 NW 103rd St | multi_family | 4 | 2 | 1,740 | $580,000 | 2026-03-11 |
| 7926 NW 10th Ct | multi_family | — | — | 1,578 | $360,000 | 2026-03-02 |
| 751 NW 96th St | multi_family | — | — | 1,199 | $499,000 | 2026-02-25 |
| 401 NW 81st St | multi_family | — | — | 1,254 | $395,000 | 2026-02-23 |
| 6911 NW 4th Ct | multi_family | — | — | 1,541 | $699,000 | 2026-02-17 |
| 1162 NW 64th St | multi_family | — | — | 1,430 | $445,000 | 2026-02-12 |
| 244 NW 73rd Ter | multi_family | 4 | 3 | 2,105 | $969,000 | 2026-02-11 |
| 6863 NW 2nd Ave Apt 4 | multi_family | 8 | 4 | 3,406 | $705,000 | 2026-02-02 |
| 6920 NW 6th Ct | multi_family | — | — | 1,244 | $430,000 | 2026-01-30 |
| 640 642 Nw 77th St | multi_family | — | — | 1,370 | $449,000 | 2026-01-20 |
| 571 NW 95th Ter | multi_family | 5 | 4 | 1,980 | $330,000 | 2026-01-15 |
| 171 NW 70th St | multi_family | — | — | 1,650 | $560,000 | 2026-01-15 |
| 9411438856 | multi_family | — | — | 2,686 | $760,000 | 2025-12-23 |
| 889 NW 102nd St | multi_family | — | — | 1,600 | $604,000 | 2025-12-23 |
| 6844 NW 5th Ave | multi_family | 4 | 2 | 1,400 | $565,000 | 2025-12-02 |
| 8290 NW 5th Ave | multi_family | 3 | 2 | 1,404 | $520,000 | 2025-12-01 |
| 724 NW 77th St | multi_family | 2 | 1 | 1,389 | $520,000 | 2025-11-12 |
| 1031 NW 101st St | multi_family | — | — | 1,620 | $560,000 | 2025-10-15 |
| 7634 NW 4th Ave | multi_family | — | — | 1,553 | $375,000 | 2025-10-08 |
| 6672132843 | multi_family | — | — | 3,063 | $520,000 | 2025-10-06 |
| 6951 NW 5th Ct | multi_family | 7 | 4 | 2,244 | $510,000 | 2025-09-19 |
| 8125 NW 6th Ave | multi_family | 7 | 2 | 1,952 | $559,900 | 2025-09-19 |
| 7501 and 7503 NW 6th Ct | multi_family | — | — | 1,260 | $455,000 | 2025-09-10 |
| 1161 NW 101st St | multi_family | — | 0 | 1,326 | $530,000 | 2025-09-08 |
| 9162284355 | multi_family | 4 | 2 | 1,326 | $530,000 | 2025-09-08 |
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 |
|---|---|---|---|---|---|---|
| 410 NW 47th Ave | multi_family | 12 | 8 | 6,052 | $2,650,000 | — |
| 1068 NW 5th St | multi_family | 12 | 17 | 4,480 | $1,990,000 | — |
| 16585 NE 3rd Ave | multi_family | 12 | 12 | 5,850 | $2,950,000 | — |
| 1910 NW 72nd St | multi_family | 12 | 7 | 4,951 | $1,125,000 | — |
| 500 SW 8th Ave | single_family | 12 | 6 | 4,658 | $1,649,999 | — |
10-year hold projection
IRR7.0%
Equity multiple2.12x
Total return (10yr)$880,243
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,214,500 | $113,756 | -$28,756 | $1,701,351 | $513,149 |
| 2 | $2,280,935 | $117,508 | -$25,251 | $1,681,422 | $599,513 |
| 3 | $2,349,363 | $121,382 | -$21,630 | $1,660,124 | $689,239 |
| 4 | $2,419,844 | $125,380 | -$17,891 | $1,637,364 | $782,480 |
| 5 | $2,492,439 | $129,507 | -$14,030 | $1,613,041 | $879,398 |
| 6 | $2,567,212 | $133,767 | -$10,042 | $1,587,047 | $980,165 |
| 7 | $2,644,229 | $138,164 | -$5,924 | $1,559,269 | $1,084,960 |
| 8 | $2,723,556 | $142,703 | -$1,672 | $1,529,582 | $1,193,973 |
| 9 | $2,805,262 | $147,388 | $2,720 | $1,497,858 | $1,307,405 |
| 10 | $2,889,420 | $152,224 | $7,254 | $1,463,954 | $1,425,466 |
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.