22525 SW 105th Ct
Cutler Bay, FL 33190 · single_family · For Sale · 147 days on market
Asking price$624,900
5 beds 3 baths 2,514 sqft
Suggested offer$542,286$82,614 above the est. market value of $542,286.
View on Realtor.com →Listed by Ana Danton · RE/MAX Advance Realty II
Typesingle_family
Built2013
Price / sqft$249
Est. value (own analysis)$542,286
Rent estimate (own analysis)$4,550/mo
HOA$80/mo
Flood10/10extreme$Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-04-08
Removed date—
MLSMiamiMLS #A11997200
Coordinates25.55818, -80.36210
Address22525 SW 105th Ct
CityCutler Bay
StateFL
Zip33190
Listing ID9779162172
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33190)
Median sale price$419,900
Median days on market (sale)82
Active sale listings119
Median rent$2,600/mo
Median days on market (rent)48
Active rental listings93
Real ZIP-wide statistics from RentCast, as of 2026-08 (fetched 2026-08-29) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 1 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33190 (≥1 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $624,900 |
| Down payment (20.0%) | $124,980 |
| Loan amount | $499,920 |
| Closing costs (5.0%) | $31,245 |
| Total cash to close | $156,225 |
| Income | |
| Rent (comp-derived) | $4,550$54,600 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,186$50,232 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $989$11,873 |
| Insurance (est. scaled by flood & wind risk) | $917$10,998 |
| HOA dues | $80$960 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $228$2,730 |
| Total operating expenses | $2,213$26,561 |
| 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) | $228$2,730 |
| 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 | 5 | 3 | 2,869 | $4,800 | 2026-08-07 | — | |
| single_family | 5 | 3 | 2,476 | $4,300 | 2026-07-17 | — | |
| single_family | 5 | 3 | 2,924 | $4,000 | 2026-07-06 | — | |
| single_family | 5 | 3 | 2,869 | $4,800 | 2026-07-22 | — |
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 |
|---|---|---|---|---|---|---|
| 22708 SW 94th Path | single_family | 5 | 3 | 2,869 | $800,000 | 2026-08-07 |
| 22777 SW 93rd Ct | single_family | 5 | 3 | 2,916 | $600,000 | 2026-08-05 |
| 22780 SW 92nd Ct | single_family | 5 | 3 | 2,916 | $620,000 | 2026-06-29 |
| 9115 SW 227th Ter | single_family | 5 | 4 | 2,924 | $590,000 | 2026-05-01 |
| 21800 SW 97th Ct | single_family | 5 | 4 | 2,820 | $780,000 | 2026-04-27 |
| 10321 SW 232nd St | single_family | 5 | 3 | 3,363 | $739,000 | 2026-04-08 |
| 10329 SW 228th Ter | single_family | 5 | 3 | 3,363 | $680,000 | 2026-02-05 |
| 9108 SW 227th Ln | single_family | 5 | 3 | 2,916 | $629,000 | 2026-02-04 |
| 22466 SW 94th Pl | single_family | 5 | 3 | 2,869 | $685,000 | 2025-10-16 |
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 |
|---|---|---|---|---|---|---|
| 22732 SW 92nd Pl | single_family | 5 | 3 | 2,916 | $630,000 | — |
| 22505 SW 94th Pl | single_family | 5 | 3 | 2,869 | $650,000 | — |
| 10445 SW 226th St | single_family | 5 | 3 | 3,256 | $699,900 | — |
| 22761 SW 93rd Psge | single_family | 5 | 3 | 2,429 | $850,000 | — |
10-year hold projection
IRR2.8%
Equity multiple1.45x
Total return (10yr)$151,511
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $643,647 | $23,671 | -$17,611 | $494,500 | $149,147 |
| 2 | $662,956 | $24,514 | -$16,836 | $488,707 | $174,249 |
| 3 | $682,845 | $25,385 | -$16,035 | $482,517 | $200,328 |
| 4 | $703,330 | $26,286 | -$15,205 | $475,902 | $227,429 |
| 5 | $724,430 | $27,218 | -$14,347 | $468,832 | $255,598 |
| 6 | $746,163 | $28,181 | -$13,459 | $461,277 | $284,886 |
| 7 | $768,548 | $29,177 | -$12,541 | $453,203 | $315,345 |
| 8 | $791,605 | $30,206 | -$11,591 | $444,575 | $347,030 |
| 9 | $815,353 | $31,270 | -$10,608 | $435,354 | $379,999 |
| 10 | $839,813 | $32,370 | -$9,591 | $425,500 | $414,313 |
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.