6990 SW 91st St
Pinecrest, FL 33156 · single_family · For Sale · 266 days on market
Asking price$5,995,000
8 beds 8 baths — sqft
Listed by Michael Martinez · One Sotheby's International Realty
Typesingle_family
Built2026
Price / sqft—
Est. value (own analysis)$11,100,000
Rent estimate (Zillow ZIP avg)$2,706/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2025-12-10
Removed date—
MLSMiamiMLS #A11923222
Coordinates25.68585, -80.30882
Address6990 SW 91st St
CityPinecrest
StateFL
Zip33156
Listing ID9233512340
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33156)
Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/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 | $5,995,000 |
| Down payment (20.0%) | $1,199,000 |
| Loan amount | $4,796,000 |
| Closing costs (5.0%) | $299,750 |
| Total cash to close | $1,498,750 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,706$32,468 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,489$29,870 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $9,492$113,905 |
| Insurance (est. scaled by flood & wind risk) | $6,395$76,736 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $135$1,623 |
| Total operating expenses | $16,022$192,264 |
| 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) | $135$1,623 |
| 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 | 8 | 9 | 9,532 | $65,000 | 2026-07-21 | — | |
| single_family | 8 | 9 | 8,673 | $49,000 | 2026-07-30 | — |
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 |
|---|---|---|---|---|---|---|
| 6730 SW 115th St | single_family | 8 | 9 | 9,117 | $11,100,000 | 2026-05-27 |
| 33 Arvida Pkwy | single_family | 8 | 8 | 12,543 | $55,000,000 | 2026-04-22 |
| 12211 Pine Needle Ln | single_family | 8 | 7 | 6,826 | $5,220,000 | 2026-03-10 |
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 |
|---|---|---|---|---|---|---|
| 6290 Chapman Field Dr | single_family | 8 | 12 | 11,670 | $16,250,000 | — |
| 641 Leucadendra Dr | single_family | 8 | 10 | 13,193 | $78,000,000 | — |
| 6300 Moss Ranch Rd | single_family | 8 | 11 | 8,931 | $7,995,000 | — |
| 5771 SW 94th St | single_family | 8 | 9 | 12,023 | $21,495,000 | — |
| 5900 SW 129th Ter | single_family | 8 | 9 | 9,935 | $16,990,000 | — |
| 12900 SW 63rd Ave | single_family | 8 | 9 | 9,019 | $11,999,999 | — |
| 6190 SW 128th St | single_family | 8 | 11 | 9,800 | $10,599,999 | — |
| 7425 Howard Dr | single_family | 8 | 9 | 8,455 | $6,900,000 | — |
10-year hold projection
IRR-13.6%
Equity multiple-1.36x
Total return (10yr)-$2,752,484
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $6,174,850 | -$162,394 | -$533,862 | $4,744,001 | $1,430,849 |
| 2 | $6,360,096 | -$166,305 | -$537,813 | $4,688,431 | $1,671,665 |
| 3 | $6,550,898 | -$170,308 | -$541,859 | $4,629,044 | $1,921,854 |
| 4 | $6,747,425 | -$174,408 | -$546,000 | $4,565,580 | $2,181,845 |
| 5 | $6,949,848 | -$178,605 | -$550,241 | $4,497,757 | $2,452,091 |
| 6 | $7,158,344 | -$182,902 | -$554,583 | $4,425,277 | $2,733,066 |
| 7 | $7,373,094 | -$187,301 | -$559,028 | $4,347,820 | $3,025,274 |
| 8 | $7,594,287 | -$191,805 | -$563,580 | $4,265,044 | $3,329,243 |
| 9 | $7,822,115 | -$196,417 | -$568,239 | $4,176,583 | $3,645,532 |
| 10 | $8,056,779 | -$201,138 | -$573,010 | $4,082,048 | $3,974,731 |
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.