829 4th St Phs 4 & 5
Miami Beach, FL 33139 · condos · For Sale · 152 days on market
Asking price$9,350,000
4 beds 5 baths 3,860 sqft
Listed by Sonia Toth · Brown Harris Stevens Miami
Typecondos
Built2027
Price / sqft$2422
Est. value (own analysis)$12,987,317
Rent estimate (own analysis)$59,000/mo
HOA$4,786/mo
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Statusfor_sale
Listed date2026-04-03
Removed date—
MLSMiamiMLS #A11994541
Coordinates25.77380, -80.13672
Address829 4th St Phs 4 & 5
CityMiami Beach
StateFL
Zip33139
Listing ID9218449318
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33139)
Typical home value (ZHVI)$471,015
Typical rent (ZORI)$2,928/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 | $9,350,000 |
| Down payment (20.0%) | $1,870,000 |
| Loan amount | $7,480,000 |
| Closing costs (5.0%) | $467,500 |
| Total cash to close | $2,337,500 |
| Income | |
| Rent (comp-derived) | $59,000$708,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $54,280$651,360 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $14,804$177,650 |
| Insurance (placeholder 0.8% of price) | $6,233$74,800 |
| HOA dues | $4,786$57,432 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $2,950$35,400 |
| Total operating expenses | $28,774$345,282 |
| 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) | $2,950$35,400 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 4 | 5 | 2,954 | $35,000 | 2026-08-07 | — | |
| condos | 4 | 4 | 3,837 | $110,000 | 2026-05-12 | — | |
| condos | 4 | 5 | 3,535 | $60,000 | 2026-01-22 | — | |
| condos | 4 | 5 | 3,337 | $58,000 | 2026-08-08 | — |
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 |
|---|---|---|---|---|---|---|
| 11 Island Ave Apt 1201 | condos | 4 | 4 | 2,760 | $3,845,000 | 2026-06-29 |
| 50 S Pointe Dr Unit TWN7 | condos | 4 | 5 | 2,779 | $9,000,000 | 2026-06-25 |
| 125 Ocean Dr Unit U0503 | condos | 4 | 5 | 3,463 | $12,400,000 | 2026-06-22 |
| 800 S Pointe Dr Apt 801 | condos | 4 | 5 | 4,154 | $14,500,000 | 2026-06-05 |
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 |
|---|---|---|---|---|---|---|
| 1281 S Venetian Way | single_family | 4 | 4 | 2,912 | $3,975,000 | — |
| 1092 N Venetian Dr | single_family | 4 | 5 | 3,650 | $6,575,000 | — |
| 56 S Hibiscus Dr | single_family | 4 | 5 | 3,092 | $14,900,000 | — |
| 300 S Pointe Dr Ph 5 | condos | 4 | 7 | 5,680 | $24,999,000 | — |
| 455 E Dilido Dr | single_family | 4 | 5 | 3,138 | $13,800,000 | — |
| 1405 Lenox Ave | single_family | 4 | 2 | 2,112 | $2,200,000 | — |
| 1508 Meridian Ave | multi_family | 4 | 4 | 1,776 | $1,200,000 | — |
| 125 Ocean Dr Unit U0303 | condos | 4 | 5 | 4,365 | $19,642,000 | — |
10-year hold projection
IRR1.4%
Equity multiple1.23x
Total return (10yr)$1,763,088
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $9,630,500 | $306,078 | -$306,144 | $7,398,900 | $2,231,600 |
| 2 | $9,919,415 | $316,987 | -$296,120 | $7,312,231 | $2,607,184 |
| 3 | $10,216,997 | $328,266 | -$285,748 | $7,219,611 | $2,997,387 |
| 4 | $10,523,507 | $339,928 | -$275,016 | $7,120,630 | $3,402,878 |
| 5 | $10,839,213 | $351,985 | -$263,912 | $7,014,851 | $3,824,361 |
| 6 | $11,164,389 | $364,450 | -$252,424 | $6,901,809 | $4,262,579 |
| 7 | $11,499,321 | $377,337 | -$240,538 | $6,781,005 | $4,718,316 |
| 8 | $11,844,300 | $390,659 | -$228,243 | $6,651,904 | $5,192,396 |
| 9 | $12,199,629 | $404,431 | -$215,523 | $6,513,938 | $5,685,691 |
| 10 | $12,565,618 | $418,667 | -$202,364 | $6,366,498 | $6,199,120 |
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.