99 SE 5th St Unit 3101
Miami, FL 33131 · condos · For Sale · 170 days on market
Asking price$5,575,900
4 beds 5 baths 3,070 sqft
Suggested offer$3,609,829$1,966,071 above the est. market value of $3,609,829.
View on Realtor.com →Listed by Valeria Lugo · Fortune Christie's International Real Estate
Typecondos
Built2026
Price / sqft$1816
Est. value (own analysis)$3,609,829
Rent estimate (own analysis)$25,000/mo
HOA$3,070/mo
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Statusfor_sale
Listed date2026-03-16
Removed date—
MLSMiamiMLS #A11981912
Coordinates25.76930, -80.19101
Address99 SE 5th St Unit 3101
CityMiami
StateFL
Zip33131
Listing ID9318471376
Sourceus-real-estate-listings, cached 2026-08-29
ZIP market snapshot (33131)
Typical home value (ZHVI)$587,486
Typical rent (ZORI)$3,815/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 | $5,575,900 |
| Down payment (20.0%) | $1,115,180 |
| Loan amount | $4,460,720 |
| Closing costs (5.0%) | $278,795 |
| Total cash to close | $1,393,975 |
| Income | |
| Rent (comp-derived) | $25,000$300,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,000$276,000 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $8,829$105,942 |
| Insurance (placeholder 0.8% of price) | $3,717$44,607 |
| HOA dues | $3,070$36,840 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,250$15,000 |
| Total operating expenses | $16,866$202,389 |
| 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) | $1,250$15,000 |
| 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 | 4 | 2,391 | $24,000 | 2026-08-17 | — | |
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-11 | — | |
| condos | 4 | 5 | 3,860 | $29,000 | 2026-08-07 | — | |
| condos | 4 | 3 | 2,646 | $10,000 | 2026-07-20 | — | |
| condos | 4 | 4 | 2,365 | $13,800 | 2026-07-10 | — | |
| condos | 4 | 6 | 3,536 | $34,000 | 2026-07-09 | — | |
| condos | 4 | 6 | 3,601 | $45,000 | 2026-06-03 | — | |
| condos | 4 | 6 | 3,536 | $25,000 | 2026-05-18 | — | |
| condos | 4 | 5 | 3,657 | $32,000 | 2026-05-07 | — | |
| condos | 4 | 6 | 3,536 | $23,000 | 2026-03-26 | — | |
| condos | 4 | 5 | 3,415 | $20,000 | 2026-02-25 | — |
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 |
|---|---|---|---|---|---|---|
| 300 Biscayne Boulevard Way Unit 1101E | condos | 4 | 5 | 3,643 | $4,650,000 | 2026-06-17 |
| 300 N Biscayne Boulevard Way Unit 4104C | condos | 4 | 6 | 3,214 | $4,387,500 | 2026-05-19 |
| 1331 Brickell Bay Dr Apt 4201 | condos | 4 | 5 | 3,415 | $3,672,000 | 2026-04-17 |
| 200 Biscayne Boulevard Way Apt 5402 | condos | 4 | 6 | 4,310 | $4,190,500 | 2026-02-26 |
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 |
|---|---|---|---|---|---|---|
| 825 Brickell Bay Dr Apt 1151 | condos | 4 | 3 | 1,980 | $750,000 | — |
| 1425 Brickell Ave Apt 42E | condos | 4 | 4 | 3,357 | $5,000,000 | — |
| 901 Brickell Key Blvd Apt 2408 | condos | 4 | 5 | 2,860 | $3,995,000 | — |
| 300 Biscayne Blvd Way Unit 1904C | condos | 4 | 6 | 3,536 | $4,995,000 | — |
| 300 Biscayne Blvd Way Apt 1704 | condos | 4 | 6 | 3,225 | $4,950,000 | — |
| 1430 Brickell Ave Unit 5002 | condos | 4 | 4 | 6,686 | $15,012,900 | — |
| 1331 Brickell Bay Dr Apt 3311 | condos | 4 | 5 | 3,415 | $3,795,000 | — |
| 1331 Brickell Bay Dr Apt 4605 | condos | 4 | 5 | 3,860 | $5,375,000 | — |
10-year hold projection
IRR-3.7%
Equity multiple0.38x
Total return (10yr)-$129,675
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $5,743,177 | $73,611 | -$285,379 | $4,412,356 | $1,330,821 |
| 2 | $5,915,472 | $76,831 | -$282,534 | $4,360,671 | $1,554,802 |
| 3 | $6,092,936 | $80,173 | -$279,576 | $4,305,436 | $1,787,501 |
| 4 | $6,275,725 | $83,642 | -$276,501 | $4,246,408 | $2,029,316 |
| 5 | $6,463,996 | $87,241 | -$273,306 | $4,183,327 | $2,280,669 |
| 6 | $6,657,916 | $90,975 | -$269,986 | $4,115,914 | $2,542,002 |
| 7 | $6,857,654 | $94,849 | -$266,536 | $4,043,872 | $2,813,782 |
| 8 | $7,063,383 | $98,868 | -$262,952 | $3,966,882 | $3,096,501 |
| 9 | $7,275,285 | $103,037 | -$259,229 | $3,884,606 | $3,390,679 |
| 10 | $7,493,543 | $107,361 | -$255,362 | $3,796,679 | $3,696,864 |
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.