2109 NW 65th St
Miami, FL 33147 · multi_family · Pending — under contract · 28 days on market
Asking price$785,000
6 beds 4 baths 2,300 sqft
Suggested offer$712,379$72,621 above the est. market value of $712,379.
View on Realtor.com →Listed by Ivan Rabinovich · Keller Williams Eagle Realty
Typemulti_family
Built2026
Price / sqft$341
Est. value (own analysis)$712,379
Rent estimate (building total, own analysis)$5,152/mo
HOANone
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Statusfor_sale
Listed date2026-08-05
Removed date—
MLSMiamiMLS #A12062417
Coordinates—
Address2109 NW 65th St
CityMiami
StateFL
Zip33147
Listing ID9540291709
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33147)
Typical home value (ZHVI)$444,132
Typical rent (ZORI)$2,154/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 | $785,000 |
| Down payment (20.0%) | $157,000 |
| Loan amount | $628,000 |
| Closing costs (5.0%) | $39,250 |
| Total cash to close | $196,250 |
| Income | |
| Rent (estimate) | $5,152$61,824 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,740$56,878 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,243$14,915 |
| Insurance (placeholder 0.8% of price) | $523$6,280 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $258$3,091 |
| Total operating expenses | $2,024$24,286 |
| 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) | $258$3,091 |
| 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.
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 |
|---|---|---|---|---|---|---|
| 2121 NW 72nd St | multi_family | 6 | 4 | 1,850 | $699,900 | 2026-07-29 |
| 3285 NW 92nd St | multi_family | 6 | 1 | 2,057 | $610,000 | 2026-01-06 |
| 2941 NW 96th St | multi_family | 6 | 2 | 2,373 | $600,000 | 2025-12-16 |
| 1780 NW 68th Ter | multi_family | 6 | 6 | 2,400 | $775,000 | 2025-09-29 |
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 |
|---|---|---|---|---|---|---|
| 2419 NW 97th St | multi_family | 6 | 6 | 2,572 | $1,100,000 | — |
| 2975 NW 96th St | single_family | 6 | 4 | 2,164 | $749,900 | — |
| 1766 NW 68th Ter | multi_family | 6 | 4 | 2,144 | $749,000 | — |
| 2249/2251 NW 66th St | multi_family | 6 | 4 | 2,440 | $805,000 | — |
| 2271/2273 NW 66th St | multi_family | 6 | 4 | 2,440 | $805,000 | — |
| 1331 NW 87th St | single_family | 6 | 4 | 3,585 | $850,000 | — |
| 1840 NW 63rd St | multi_family | 6 | 4 | 2,032 | $769,900 | — |
| 9700 NW 20th Ave | multi_family | 6 | 4 | — | $749,000 | — |
10-year hold projection
IRR3.9%
Equity multiple1.62x
Total return (10yr)$224,501
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $808,550 | $32,592 | -$18,928 | $621,191 | $187,359 |
| 2 | $832,807 | $33,691 | -$17,906 | $613,915 | $218,892 |
| 3 | $857,791 | $34,826 | -$16,850 | $606,138 | $251,652 |
| 4 | $883,524 | $35,999 | -$15,759 | $597,828 | $285,696 |
| 5 | $910,030 | $37,209 | -$14,631 | $588,947 | $321,083 |
| 6 | $937,331 | $38,460 | -$13,466 | $579,456 | $357,875 |
| 7 | $965,451 | $39,751 | -$12,262 | $569,314 | $396,137 |
| 8 | $994,415 | $41,084 | -$11,019 | $558,475 | $435,940 |
| 9 | $1,024,247 | $42,461 | -$9,734 | $546,892 | $477,355 |
| 10 | $1,054,974 | $43,883 | -$8,406 | $534,513 | $520,461 |
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.