788 NE 23rd St Ph 5701
Miami, FL 33137 · condos · For Sale · 32 days on market
Asking price$19,999,999
0 beds — baths 14,179 sqft
Suggested offer$7,861,624$12,138,375 above the est. market value of $7,861,624.
View on Realtor.com →Listed by Lourdes Alatriste · Douglas Elliman
Typecondos
Built2021
Price / sqft$1411
Est. value (own analysis)$7,861,624
Rent estimate (own analysis)$2,698/mo
HOA$25,946/mo
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Statusfor_sale
Listed date2026-08-01
Removed date—
MLSMiamiMLS #A12060998
Coordinates25.79902, -80.18584
Address788 NE 23rd St Ph 5701
CityMiami
StateFL
Zip33137
Listing ID9659607629
Sourceus-real-estate-listings, cached 2026-08-30
ZIP market snapshot (33137)
Typical home value (ZHVI)$682,165
Typical rent (ZORI)$3,560/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 | $19,999,999 |
| Down payment (20.0%) | $4,000,000 |
| Loan amount | $15,999,999 |
| Closing costs (5.0%) | $1,000,000 |
| Total cash to close | $5,000,000 |
| Income | |
| Rent (comp-derived) | $2,698$32,370 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,482$29,780 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $31,667$380,000 |
| Insurance (placeholder 0.8% of price) | $13,333$160,000 |
| HOA dues | $25,946$311,352 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $135$1,619 |
| Total operating expenses | $71,081$852,970 |
| 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) | $135$1,619 |
| 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 |
|---|---|---|---|---|---|---|---|
| apartment | 0 | 1 | 535 | $2,903 | 2024-06-11 | — | |
| apartment | 0 | 1 | 610 | $2,631 | 2025-01-04 | — | |
| apartment | 0 | 1 | 527 | $2,668 | 2024-06-11 | — | |
| apartment | 0 | 1 | 536 | $2,900 | 2024-06-11 | — | |
| apartment | 0 | 1 | 457 | $2,183 | 2025-06-27 | — | |
| apartment | 0 | 1 | 516 | $2,655 | 2024-06-11 | — | |
| apartment | 0 | 1 | 454 | $2,363 | 2024-04-12 | — | |
| apartment | 0 | 1 | 467 | $2,686 | 2025-04-25 | — | |
| apartment | 0 | 1 | 400 | $1,900 | 2026-08-18 | — | |
| condos | 0 | 1 | — | $3,500 | 2026-08-18 | — | |
| apartment | 0 | 1 | 538 | $2,200 | 2024-06-11 | — | |
| condos | 0 | 1 | — | $3,500 | 2026-08-12 | — | |
| condos | 0 | 1 | 537 | $2,900 | 2026-08-06 | — | |
| condos | 0 | 1 | — | $2,700 | 2026-08-06 | — | |
| apartment | 0 | 1 | — | $1,300 | 2026-08-06 | — | |
| condos | 0 | 1 | — | $3,500 | 2026-08-05 | — | |
| condos | 0 | 1 | 479 | $3,400 | 2026-08-05 | — | |
| condos | 0 | 1 | 655 | $2,750 | 2026-08-05 | — | |
| apartment | 0 | 1 | 335 | $1,525 | 2026-07-27 | — | |
| condos | 0 | 1 | 468 | $2,900 | 2026-07-24 | — | |
| condos | 0 | 1 | 535 | $2,695 | 2026-07-24 | — | |
| condos | 0 | 1 | — | $2,995 | 2026-07-23 | — | |
| condos | 0 | 1 | — | $3,600 | 2026-07-22 | — | |
| apartment | 0 | 1 | 2,304 | $1,450 | 2026-07-22 | — | |
| condos | 0 | 1 | 446 | $3,290 | 2026-07-20 | — | |
| condos | 0 | 1 | 537 | $2,800 | 2026-07-18 | — | |
| condos | 0 | 1 | 569 | $2,400 | 2026-07-17 | — | |
| condos | 0 | 1 | 479 | $2,900 | 2026-07-16 | — | |
| condos | 0 | 1 | — | $3,000 | 2026-07-14 | — | |
| condos | 0 | 1 | 436 | $2,450 | 2026-07-14 | — | |
| condos | 0 | 1 | — | $3,500 | 2026-07-14 | — | |
| condos | 0 | 1 | 569 | $2,600 | 2026-07-13 | — | |
| condos | 0 | 1 | 523 | $3,000 | 2026-07-12 | — | |
| condos | 0 | 1 | — | $2,450 | 2026-07-10 | — | |
| condos | 0 | 1 | — | $3,795 | 2026-07-10 | — | |
| condos | 0 | 1 | 462 | $3,450 | 2026-07-09 | — | |
| apartment | 0 | 1 | 400 | $2,000 | 2026-07-08 | — | |
| condos | 0 | 1 | 679 | $2,500 | 2026-07-07 | — | |
| condos | 0 | 1 | 537 | $3,000 | 2026-07-07 | — | |
| condos | 0 | 1 | — | $4,500 | 2026-07-07 | — | |
| condos | 0 | 1 | — | $3,200 | 2026-07-06 | — | |
| condos | 0 | 1 | — | $2,800 | 2026-07-04 | — | |
| condos | 0 | 1 | 490 | $2,650 | 2026-07-02 | — | |
| condos | 0 | 1 | — | $2,900 | 2026-06-30 | — | |
| condos | 0 | 1 | — | $4,000 | 2026-06-26 | — | |
| condos | 0 | 1 | 455 | $3,900 | 2026-06-25 | — | |
| condos | 0 | 1 | 447 | $3,300 | 2026-06-23 | — | |
| condos | 0 | 1 | — | $3,200 | 2026-06-23 | — | |
| condos | 0 | 1 | — | $3,200 | 2026-06-17 | — | |
| condos | 0 | 1 | 462 | $3,150 | 2026-06-12 | — | |
| apartment | 0 | 1 | 400 | $1,850 | 2026-06-11 | — | |
| condos | 0 | 1 | 479 | $3,400 | 2026-06-10 | — | |
| condos | 0 | 1 | 444 | $3,499 | 2026-06-09 | — | |
| condos | 0 | 1 | — | $2,600 | 2026-06-08 | — | |
| condos | 0 | 1 | 490 | $3,900 | 2026-06-08 | — | |
| condos | 0 | 1 | 479 | $3,100 | 2026-06-04 | — | |
| condos | 0 | 1 | 436 | $2,690 | 2026-06-04 | — | |
| condos | 0 | 1 | 540 | $2,099 | 2026-05-26 | — | |
| condos | 0 | 1 | 655 | $2,600 | 2026-05-26 | — | |
| apartment | 0 | 1 | — | $1,450 | 2026-05-21 | — | |
| apartment | 0 | 1 | 440 | $2,150 | 2026-05-14 | — | |
| apartment | 0 | 1 | 472 | $2,300 | 2026-04-27 | — | |
| condos | 0 | 1 | — | $4,500 | 2026-05-25 | — | |
| apartment | 0 | 1 | 400 | $1,900 | 2026-07-31 | — | |
| apartment | 0 | 1 | — | $1,350 | 2026-08-31 | — | |
| condos | 0 | 1 | 521 | $3,500 | 2026-07-27 | — | |
| apartment | 0 | 1 | — | $2,000 | 2026-04-01 | — | |
| apartment | 0 | 1 | 600 | $1,500 | 2026-08-25 | — | |
| apartment | 0 | 1 | 556 | $2,650 | 2026-02-27 | — | |
| condos | 0 | 1 | 467 | $2,190 | — | — | |
| apartment | 0 | 1 | 491 | $2,133 | — | — | |
| apartment | 0 | 1 | 610 | $2,774 | — | — | |
| condos | 0 | 1 | — | $2,270 | — | — | |
| apartment | 0 | 1 | 610 | $2,742 | — | — | |
| condos | 0 | 1 | — | $2,448 | — | — | |
| apartment | 0 | 1 | 562 | $2,184 | — | — | |
| apartment | 0 | 1 | 457 | $2,133 | — | — | |
| apartment | 0 | 1 | 529 | $2,153 | — | — | |
| condos | 0 | 1 | 537 | $3,250 | 2026-08-28 | — | |
| apartment | 0 | 1 | 521 | $2,280 | — | — | |
| apartment | 0 | 1 | 454 | $2,475 | — | — | |
| apartment | 0 | 1 | 556 | $2,900 | — | — | |
| apartment | 0 | 1 | 556 | $2,870 | — | — | |
| apartment | 0 | 1 | 629 | $3,520 | — | — | |
| apartment | 0 | 1 | 598 | $3,485 | — | — | |
| apartment | 0 | 1 | 538 | $2,681 | — | — | |
| apartment | 0 | 1 | 491 | $2,188 | — | — | |
| apartment | 0 | 1 | 464 | $2,609 | — | — | |
| apartment | 0 | 1 | 575 | $2,810 | — | — | |
| apartment | 0 | 1 | 481 | $2,217 | — | — | |
| apartment | 0 | 1 | 560 | $2,649 | — | — | |
| apartment | 0 | 1 | 610 | $2,593 | — | — | |
| apartment | 0 | 1 | 610 | $2,593 | — | — | |
| apartment | 0 | 1 | 511 | $2,545 | — | — | |
| apartment | 0 | 1 | 516 | $2,610 | — | — | |
| apartment | 0 | 1 | 456 | $2,728 | — | — | |
| apartment | 0 | 1 | 610 | $2,816 | — | — | |
| apartment | 0 | 1 | 534 | $2,954 | — | — | |
| apartment | 0 | 1 | 538 | $2,819 | — | — | |
| apartment | 0 | 1 | 534 | $2,954 | — | — | |
| apartment | 0 | 1 | — | $1,775 | — | — | |
| condos | 0 | 1 | 655 | $2,750 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 90 NE 32nd St Unit 213 | condos | 0 | 1 | 462 | $525,000 | 2026-08-18 |
| 4250 Biscayne Blvd Apt 1206 | condos | 0 | 1 | 488 | $245,000 | 2026-06-04 |
| 2001 Biscayne Blvd Apt 3413 | condos | 0 | 1 | 505 | $280,000 | 2026-02-02 |
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 |
|---|---|---|---|---|---|---|
| 90 NE 32nd St Unit 413 | condos | 0 | 1 | 461 | $505,000 | — |
| 90 NE 32nd St Unit 1125 | condos | 0 | 1 | 479 | $650,000 | — |
| 90 NE 32nd St Unit 313 | condos | 0 | 1 | 462 | $550,000 | — |
| 2275 Biscayne Blvd Apt 802 | condos | 0 | 1 | 775 | $280,000 | — |
| 3301 NE 1st Ave Apt H1503 | condos | 0 | 1 | 655 | $390,000 | — |
| 3451 NE 1st Ave Apt M0904 | condos | 0 | 1 | 492 | $360,000 | — |
| 90 NE 32nd St Unit 918 | condos | 0 | 1 | — | $625,000 | — |
| 90 NE 32nd Ave Ph 17 | condos | 0 | 1 | 479 | $640,000 | — |
10-year hold projection
IRR-17.0%
Equity multiple-1.98x
Total return (10yr)-$12,311,173
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $20,599,999 | -$823,190 | -$2,058,652 | $15,826,524 | $4,773,475 |
| 2 | $21,217,999 | -$843,621 | -$2,079,123 | $15,641,135 | $5,576,863 |
| 3 | $21,854,539 | -$864,558 | -$2,100,102 | $15,443,016 | $6,411,522 |
| 4 | $22,510,175 | -$886,014 | -$2,121,601 | $15,231,292 | $7,278,883 |
| 5 | $23,185,480 | -$908,002 | -$2,143,632 | $15,005,029 | $8,180,451 |
| 6 | $23,881,045 | -$930,534 | -$2,166,209 | $14,763,228 | $9,117,817 |
| 7 | $24,597,476 | -$953,625 | -$2,189,345 | $14,504,822 | $10,092,654 |
| 8 | $25,335,400 | -$977,288 | -$2,213,055 | $14,228,671 | $11,106,729 |
| 9 | $26,095,462 | -$1,001,537 | -$2,237,352 | $13,933,557 | $12,161,906 |
| 10 | $26,878,326 | -$1,026,387 | -$2,262,251 | $13,618,176 | $13,260,150 |
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.