788 NE 23rd St Unit 2102
Miami, FL 33137 · condos · For Sale · 13 days on market
Asking price$2,950,000
3 beds 5 baths 2,743 sqft
Suggested offer$2,473,793$476,207 above the est. market value of $2,473,793.
View on Realtor.com →Listed by Michael Light · Douglas Elliman - Coconut Grove
Typecondos
Built2021
Price / sqft$1075
Est. value (own analysis)$2,473,793
Rent estimate (own analysis)$13,000/mo
HOA$4,373/mo
Wind10/10Extreme$Heat10/10ExtremeFlood9/10extreme$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-20
Removed date—
MLSMiamiMLS #A12074225
Coordinates25.79902, -80.18584
Address788 NE 23rd St Unit 2102
CityMiami
StateFL
Zip33137
Listing ID9246971366
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33137)
Typical home value (ZHVI)$682,165
Typical rent (ZORI)$3,560/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 | $2,950,000 |
| Down payment (20.0%) | $590,000 |
| Loan amount | $2,360,000 |
| Closing costs (5.0%) | $147,500 |
| Total cash to close | $737,500 |
| Income | |
| Rent (comp-derived) | $13,000$156,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $11,960$143,520 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,671$56,050 |
| Insurance (est. scaled by flood & wind risk) | $4,327$51,920 |
| HOA dues | $4,373$52,476 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $650$7,800 |
| Total operating expenses | $14,021$168,246 |
| 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) | $650$7,800 |
| 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 | 3 | 4 | 3,267 | $30,000 | 2026-08-19 | — | |
| condos | 3 | 3 | 1,783 | $9,000 | 2026-08-18 | — | |
| apartment | 3 | 2 | 2,159 | $4,500 | 2026-07-27 | — | |
| condos | 3 | 5 | 2,743 | $19,000 | 2026-07-01 | — | |
| condos | 3 | 3 | 1,868 | $13,000 | 2026-06-29 | — | |
| condos | 3 | 5 | 2,743 | $19,000 | 2026-05-15 | — | |
| apartment | 3 | 3 | 2,022 | $7,450 | 2026-08-01 | — | |
| apartment | 3 | 1 | 2,300 | $2,895 | 2026-07-31 | — | |
| apartment | 3 | 1 | 1,996 | $3,250 | 2026-04-22 | — | |
| condos | 3 | 3 | 2,108 | $26,000 | 2026-03-12 | — | |
| apartment | 3 | 3 | 1,963 | $9,200 | — | — | |
| condos | 3 | 5 | 2,315 | $25,000 | — | — | |
| condos | 3 | 4 | 1,978 | $12,500 | — | — | |
| condos | 3 | 4 | 3,294 | $15,000 | 2026-08-26 | — | |
| apartment | 3 | 4 | 1,980 | $18,500 | — | — |
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 |
|---|---|---|---|---|---|---|
| 2000 N Bayshore Dr Apt 1402 | condos | 3 | 2 | 1,332 | $535,000 | 2026-07-31 |
| 3131 NE 7th Ave Unit 304 | condos | 3 | 4 | 1,526 | $1,025,000 | 2026-07-24 |
| 650 NE 32nd St Unit 2201 | condos | 3 | 4 | 1,646 | $1,390,000 | 2026-07-24 |
| 600 NE 27th St Apt 2304 | condos | 3 | 3 | 1,584 | $845,000 | 2026-07-15 |
| 480 NE 31st St Unit 3007 | condos | 3 | 3 | 1,649 | $1,325,000 | 2026-07-10 |
| 3131 NE 7th Ave Unit 3306 | condos | 3 | 4 | 1,634 | $1,665,000 | 2026-06-24 |
| 600 NE 27th St Apt 3201 | condos | 3 | 3 | 1,547 | $955,000 | 2026-06-15 |
| 725 NE 22nd St Ph 3C | condos | 3 | 3 | 1,900 | $1,825,000 | 2026-06-12 |
| 788 NE 23rd St Unit 2101 | condos | 3 | 5 | 2,743 | $2,600,000 | 2026-06-08 |
| 480 NE 31st St Unit 2407 | condos | 3 | 3 | 1,649 | $1,250,000 | 2026-06-01 |
| 788 NE 23rd St Unit 2301 | condos | 3 | 5 | 2,727 | $2,850,000 | 2026-05-29 |
| 501 NE 31st St Unit 2906 | condos | 3 | 2 | 1,152 | $770,000 | 2026-05-22 |
| 2900 NE 7th Ave Unit 3107 | condos | 3 | 4 | 1,868 | $1,750,000 | 2026-05-20 |
| 700 NE 24th St Unit 4403 | condos | 3 | 4 | 1,885 | $1,700,000 | 2026-05-07 |
| 480 NE 31st St Unit 2007 | condos | 3 | 3 | 1,649 | $1,200,000 | 2026-05-07 |
| 2900 NE 7th Ave Unit 3307 | condos | 3 | 4 | 1,868 | $1,760,000 | 2026-04-30 |
| 2020 N Bayshore Dr Apt 1510 | condos | 3 | 3 | 1,679 | $1,787,000 | 2026-04-29 |
| 121 NE 34th St Unit 908 | condos | 3 | 4 | 1,435 | $990,000 | 2026-04-17 |
| 2020 N Bayshore Dr Apt 2110 | condos | 3 | 3 | 1,679 | $1,737,500 | 2026-04-13 |
| 700 NE 26th Ter Unit 5401 | condos | 3 | 5 | 2,362 | $3,075,000 | 2026-04-07 |
| 2000 N Bayshore Dr Apt 621 | condos | 3 | 2 | 1,427 | $790,000 | 2026-04-06 |
| 700 NE 24th St Unit 3303 | condos | 3 | 4 | — | $1,500,000 | 2026-04-02 |
| 3131 NE 7th Ave Unit 4203 | condos | 3 | 4 | 1,526 | $1,502,000 | 2026-03-20 |
| 665 NE 25th St Apt 206 | condos | 3 | 4 | 1,680 | $868,000 | 2026-03-17 |
| 700 NE 24th St Unit 4203 | condos | 3 | 4 | 1,643 | $1,720,000 | 2026-03-16 |
| 700 NE 24th St Unit 903 | condos | 3 | 4 | 1,618 | $1,600,000 | 2026-02-24 |
| 2900 NE 7th Ave Unit 1402 | condos | 3 | 4 | 1,698 | $1,435,000 | 2026-02-17 |
| 3131 NE 7th Ave Unit 603 | condos | 3 | 4 | 1,526 | $1,250,000 | 2026-02-13 |
| 2900 NE 7th Ave Unit 2407 | condos | 3 | 4 | 1,868 | $1,750,000 | 2026-02-11 |
| 700 NE 24th St Unit 2405 | condos | 3 | 4 | 1,759 | $1,770,000 | 2026-02-02 |
| 2020 N Bayshore Dr Apt 4103 | condos | 3 | 3 | 1,708 | $1,672,800 | 2026-01-27 |
| 600 NE 27th St Apt 705 | condos | 3 | 3 | 1,505 | $750,000 | 2026-01-09 |
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 |
|---|---|---|---|---|---|---|
| 456 NE 29th St Unit 901 | condos | 3 | 4 | 2,304 | $2,300,000 | — |
| 2000 N Bayshore Dr Apt 702 | condos | 3 | 2 | 1,332 | $590,000 | — |
| 328 NE 57th St | single_family | 3 | 2 | 1,170 | $899,000 | — |
| 600 NE 27th St Ph 2 | condos | 3 | 5 | 2,572 | $2,550,000 | — |
| 700 NE 26th Ter Unit 2202 | condos | 3 | 4 | 2,141 | $2,740,000 | — |
| 46 NE 43rd St | single_family | 3 | 2 | 972 | $1,350,000 | — |
| 601 NE 23rd St Apt 1103 | condos | 3 | 2 | 1,320 | $579,000 | — |
| 601 NE 23rd St Apt 1505 | condos | 3 | 2 | 1,320 | $590,000 | — |
10-year hold projection
IRR-9.3%
Equity multiple-0.58x
Total return (10yr)-$781,062
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $3,038,500 | -$24,726 | -$214,518 | $2,334,412 | $704,088 |
| 2 | $3,129,655 | -$24,627 | -$214,614 | $2,307,068 | $822,588 |
| 3 | $3,223,545 | -$24,503 | -$214,690 | $2,277,845 | $945,700 |
| 4 | $3,320,251 | -$24,354 | -$214,746 | $2,246,616 | $1,073,635 |
| 5 | $3,419,859 | -$24,179 | -$214,781 | $2,213,242 | $1,206,617 |
| 6 | $3,522,454 | -$23,976 | -$214,793 | $2,177,576 | $1,344,878 |
| 7 | $3,628,128 | -$23,743 | -$214,781 | $2,139,461 | $1,488,667 |
| 8 | $3,736,972 | -$23,480 | -$214,744 | $2,098,729 | $1,638,243 |
| 9 | $3,849,081 | -$23,185 | -$214,680 | $2,055,199 | $1,793,882 |
| 10 | $3,964,553 | -$22,855 | -$214,588 | $2,008,680 | $1,955,873 |
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.