5445 Collins Ave
Miami Beach, FL 33140 · multi_family · For Sale · 63 days on market
Asking price$2,400,000
— beds 4 baths — sqft
Suggested offer$2,250,000$150,000 above the est. market value of $2,250,000.
View on Realtor.com →Listed by Victoria Romanenko · Golden Keys Inc
Typemulti_family
Built1966
Price / sqft—
Est. value (own analysis)$2,250,000
Rent estimate (Zillow ZIP avg)$3,694/mo
HOA$5,235/mo
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Statusfor_sale
Listed date2026-07-01
Removed date—
MLSMiamiMLS #A12029398
Coordinates25.83409, -80.12023
Address5445 Collins Ave
CityMiami Beach
StateFL
Zip33140
Listing ID9567152475
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33140)
Typical home value (ZHVI)$684,558
Typical rent (ZORI)$3,694/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 | $2,400,000 |
| Down payment (20.0%) | $480,000 |
| Loan amount | $1,920,000 |
| Closing costs (5.0%) | $120,000 |
| Total cash to close | $600,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $3,694$44,324 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,398$40,778 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,800$45,600 |
| Insurance (placeholder 0.8% of price) | $1,600$19,200 |
| HOA dues | $5,235$62,820 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $185$2,216 |
| Total operating expenses | $10,820$129,836 |
| 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) | $185$2,216 |
| 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 |
|---|---|---|---|---|---|---|
| 2810 Prairie Ave | multi_family | 7 | 2 | 3,886 | $3,000,000 | 2026-07-31 |
| 4258 N Michigan Ave | multi_family | 4 | 3 | 2,481 | $2,250,000 | 2026-07-20 |
| 2816 Pine Tree Dr | multi_family | 5 | 4 | 3,158 | $875,000 | 2026-04-28 |
| 830 W 40th St | multi_family | 8 | 3 | 3,329 | $1,300,000 | 2026-03-27 |
| 3153 Royal Palm Ave | multi_family | 5 | 4 | 2,562 | $2,500,000 | 2026-01-08 |
| 841 W 40th St | multi_family | 8 | 8 | 7,342 | $1,855,000 | 2025-12-01 |
| 241 28th St | multi_family | 8 | 4 | 3,701 | $3,250,000 | 2025-09-10 |
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.
No other cached listings nearby for this bedroom count yet.
10-year hold projection
IRR-16.1%
Equity multiple-1.82x
Total return (10yr)-$1,381,352
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,472,000 | -$89,058 | -$239,336 | $1,899,183 | $572,817 |
| 2 | $2,546,160 | -$91,081 | -$241,414 | $1,876,936 | $669,224 |
| 3 | $2,622,545 | -$93,148 | -$243,537 | $1,853,162 | $769,383 |
| 4 | $2,701,221 | -$95,260 | -$245,708 | $1,827,755 | $873,466 |
| 5 | $2,782,258 | -$97,419 | -$247,926 | $1,800,603 | $981,654 |
| 6 | $2,865,726 | -$99,625 | -$250,193 | $1,771,587 | $1,094,138 |
| 7 | $2,951,697 | -$101,879 | -$252,510 | $1,740,578 | $1,211,119 |
| 8 | $3,040,248 | -$104,183 | -$254,878 | $1,707,440 | $1,332,808 |
| 9 | $3,131,456 | -$106,536 | -$257,298 | $1,672,026 | $1,459,429 |
| 10 | $3,225,399 | -$108,941 | -$259,770 | $1,634,181 | $1,591,219 |
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.