Golden Beach, FL 33160 · single_family · For Sale · 175 days on market
Asking price$32,000,000
3 beds 3 baths 2,355 sqft
Suggested offer$1,926,573$30,073,427 above the est. market value of $1,926,573.
View on Realtor.com →Listed by Dale Ungar · Charles Rutenberg Realty Fort Lauderdale
Typesingle_family
Built1951
Price / sqft$13588
Est. value (own analysis)$1,926,573
Rent estimate (own analysis)$6,650/mo
HOANone
1 / 2
Show every detail
Statusfor_sale
Listed date2026-03-11
Removed date—
MLSBeachesMLS #F10415030
Coordinates—
Address
CityGolden Beach
StateFL
Zip33160
Listing ID9593942701
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/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 | $32,000,000 |
| Down payment (20.0%) | $6,400,000 |
| Loan amount | $25,600,000 |
| Closing costs (5.0%) | $1,600,000 |
| Total cash to close | $8,000,000 |
| Income | |
| Rent (comp-derived) | $6,650$79,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $6,118$73,416 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $50,667$608,000 |
| Insurance (placeholder 0.8% of price) | $21,333$256,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $333$3,990 |
| Total operating expenses | $72,333$867,990 |
| 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) | $333$3,990 |
| 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 | 3 | 3 | 2,228 | $8,000 | 2026-06-22 | — | |
| single_family | 3 | 3 | 1,710 | $6,500 | 2026-08-18 | — | |
| single_family | 3 | 3 | 2,255 | $6,800 | 2026-08-03 | — | |
| single_family | 3 | 4 | 2,255 | $7,500 | 2026-06-02 | — | |
| single_family | 3 | 3 | 2,262 | $6,500 | — | — | |
| single_family | 3 | 3 | 2,370 | $6,250 | — | — | |
| single_family | 3 | 2 | 1,565 | $3,190 | — | — | |
| single_family | 3 | 3 | 1,710 | $4,500 | — | — | |
| single_family | 3 | 3 | 2,340 | $7,200 | — | — | |
| single_family | 3 | 4 | 1,892 | $7,999 | — | — | |
| single_family | 3 | 3 | 1,541 | $8,400 | — | — | |
| single_family | 3 | 3 | 1,590 | $4,159 | 2026-05-21 | — |
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 |
|---|---|---|---|---|---|---|
| 220 187th St | single_family | 3 | 3 | 1,813 | $2,050,000 | 2026-07-15 |
| 3421 NE 170th St | single_family | 3 | 2 | 2,179 | $2,200,000 | 2026-07-10 |
| 272 191st Ter | single_family | 3 | 2 | 1,748 | $1,430,000 | 2026-06-08 |
| 300 187th St | single_family | 3 | 2 | 1,653 | $1,605,000 | 2026-03-31 |
| 2200 NE 174th St | single_family | 3 | 2 | 2,065 | $500,000 | 2025-12-29 |
| 350 190th St | single_family | 3 | 3 | 2,556 | $1,600,000 | 2025-11-26 |
| 210 187th St | single_family | 3 | 2 | 1,826 | $1,300,000 | 2025-11-24 |
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 |
|---|---|---|---|---|---|---|
| condos | 3 | 3 | 1,860 | $700,000 | — | |
| 17375 Collins Ave Unit 808 | condos | 3 | 3 | 1,860 | $825,000 | — |
| 17125 N Bay Rd Apt 3105 | condos | 3 | 2 | 1,264 | $475,000 | — |
| 3301 NE 183rd St Unit 1607 | condos | 3 | 4 | 3,069 | $1,690,000 | — |
| 18061 Biscayne Blvd Apt 502 | condos | 3 | 2 | 1,251 | $250,000 | — |
| 3700 Island Blvd Unit C402 | condos | 3 | 2 | 1,640 | $799,000 | — |
| 200 Sunny Isles Blvd Unit 2-1202 | condos | 3 | 2 | 1,615 | $799,900 | — |
| 3601 NE 170th St Apt 605 | condos | 3 | 2 | 1,300 | $320,000 | — |
10-year hold projection
IRR-13.1%
Equity multiple-1.25x
Total return (10yr)-$13,852,750
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $32,960,000 | -$794,574 | -$2,772,714 | $25,322,439 | $7,637,561 |
| 2 | $33,948,800 | -$814,071 | -$2,792,311 | $25,025,818 | $8,922,982 |
| 3 | $34,967,264 | -$834,045 | -$2,812,387 | $24,708,827 | $10,258,437 |
| 4 | $36,016,282 | -$854,507 | -$2,832,953 | $24,370,069 | $11,646,213 |
| 5 | $37,096,770 | -$875,468 | -$2,854,022 | $24,008,047 | $13,088,723 |
| 6 | $38,209,673 | -$896,942 | -$2,875,606 | $23,621,165 | $14,588,508 |
| 7 | $39,355,964 | -$918,940 | -$2,897,717 | $23,207,716 | $16,148,248 |
| 8 | $40,536,643 | -$941,475 | -$2,920,368 | $22,765,874 | $17,770,768 |
| 9 | $41,752,742 | -$964,560 | -$2,943,572 | $22,293,691 | $19,459,051 |
| 10 | $43,005,324 | -$988,209 | -$2,967,342 | $21,789,083 | $21,216,241 |
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.