99 SE 5th St Unit UPH7201
Miami, FL 33131 · condos · For Sale · 287 days on market
Asking price$31,760,000
5 beds 10 baths 9,074 sqft
Suggested offer$9,934,615$21,825,385 above the est. market value of $9,934,615.
View on Realtor.com →Listed by Valeria Lugo · Fortune Christie's International Real Estate
Typecondos
Built2027
Price / sqft$3500
Est. value (own analysis)$9,934,615
Rent estimate (own analysis)$34,725/mo
HOA$9,074/mo
1 / 29
Show every detail
Statusfor_sale
Listed date2025-11-19
Removed date—
MLSMiamiMLS #A11917230
Coordinates25.76930, -80.19101
Address99 SE 5th St Unit UPH7201
CityMiami
StateFL
Zip33131
Listing ID9651331418
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 | $31,760,000 |
| Down payment (20.0%) | $6,352,000 |
| Loan amount | $25,408,000 |
| Closing costs (5.0%) | $1,588,000 |
| Total cash to close | $7,940,000 |
| Income | |
| Rent (comp-derived) | $34,725$416,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $31,947$383,364 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $50,287$603,440 |
| Insurance (placeholder 0.8% of price) | $21,173$254,080 |
| HOA dues | $9,074$108,888 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,736$20,835 |
| Total operating expenses | $82,270$987,243 |
| 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) | $1,736$20,835 |
| 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 | 5 | 6 | 3,575 | $39,500 | 2026-08-05 | — | |
| condos | 5 | 6 | 3,978 | $45,000 | 2026-06-29 | — | |
| condos | 5 | 7 | 3,608 | $18,000 | 2026-06-08 | — | |
| condos | 5 | 5 | 3,420 | $14,800 | 2026-07-30 | — | |
| condos | 5 | 6 | 3,004 | $12,550 | 2026-04-15 | — | |
| condos | 5 | 7 | 4,770 | $49,000 | 2026-08-31 | — | |
| condos | 5 | 6 | 5,097 | $29,950 | 2026-03-11 | — | |
| condos | 5 | 6 | 3,663 | $45,000 | 2026-04-10 | — | |
| condos | 5 | 7 | 4,770 | $49,000 | 2026-09-02 | — | |
| condos | 5 | 6 | 5,097 | $29,950 | 2026-03-12 | — |
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 |
|---|---|---|---|---|---|---|
| 1425 Brickell Ave Unit 44A-B | condos | 5 | 5 | 3,820 | $3,900,000 | 2026-04-24 |
| 300 Biscayne Blvd Way Apt 4401 | condos | 5 | 6 | 3,854 | $5,100,000 | 2026-04-17 |
| 1000 Brickell Plz Unit UPH6201 | condos | 5 | 9 | 7,855 | $8,600,000 | 2026-03-31 |
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 |
|---|---|---|---|---|---|---|
| 300 Biscayne Boulevard Way Apt 2701 | condos | 5 | 6 | 3,978 | $7,400,000 | — |
| 300 Biscayne Boulevard Way Unit 3304C | condos | 5 | 6 | 3,214 | $4,475,000 | — |
| 300 Biscayne Blvd Way Apt 4602 | condos | 5 | 6 | 4,434 | $9,000,000 | — |
| 300 Biscayne Blvd Way Apt 1901 | condos | 5 | 6 | 3,560 | $6,750,000 | — |
| 465 Brickell Ave Apt 5701 | condos | 5 | 7 | 4,770 | $12,999,000 | — |
| 300 Biscayne Blvd Way Apt 3201 | condos | 5 | 6 | 3,994 | $7,590,000 | — |
| 900 Brickell Key Blvd Apt 1002 | condos | 5 | 7 | 3,608 | $3,530,000 | — |
| 808 Brickell Key Dr Apt 3901 | condos | 5 | 6 | 5,097 | $4,995,000 | — |
10-year hold projection
IRR-11.7%
Equity multiple-1.01x
Total return (10yr)-$11,787,362
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $32,712,800 | -$603,879 | -$2,584,058 | $25,132,521 | $7,580,279 |
| 2 | $33,694,184 | -$617,059 | -$2,597,759 | $24,838,124 | $8,856,060 |
| 3 | $34,705,010 | -$630,511 | -$2,611,745 | $24,523,511 | $10,181,498 |
| 4 | $35,746,160 | -$644,241 | -$2,626,021 | $24,187,293 | $11,558,867 |
| 5 | $36,818,545 | -$658,252 | -$2,640,594 | $23,827,987 | $12,990,558 |
| 6 | $37,923,101 | -$672,551 | -$2,655,468 | $23,444,006 | $14,479,095 |
| 7 | $39,060,794 | -$687,143 | -$2,670,649 | $23,033,658 | $16,027,136 |
| 8 | $40,232,618 | -$702,032 | -$2,686,142 | $22,595,130 | $17,637,488 |
| 9 | $41,439,596 | -$717,226 | -$2,701,955 | $22,126,488 | $19,313,108 |
| 10 | $42,682,784 | -$732,728 | -$2,718,092 | $21,625,664 | $21,057,120 |
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.