1000 Biscayne Blvd Unit 5801
Miami, FL 33132 · condos · For Sale · 492 days on market
Asking price$21,000,000
5 beds 7 baths 10,411 sqft
Suggested offer$6,058,265$14,941,735 above the est. market value of $6,058,265.
View on Realtor.com →Listed by Leah Barney · The Corcoran Group
Typecondos
Built2019
Price / sqft$2017
Est. value (own analysis)$6,058,265
Rent estimate (own analysis)$10,630/mo
HOA$18,507/mo
Wind10/10Extreme$Heat10/10ExtremeFlood7/10severe$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2025-04-28
Removed date—
MLSMiamiMLS #A11779907
Coordinates25.78424, -80.19014
Address1000 Biscayne Blvd Unit 5801
CityMiami
StateFL
Zip33132
Listing ID9792257249
Sourceus-real-estate-listings, cached 2026-08-29
ZIP market snapshot (33132)
Typical home value (ZHVI)$514,716
Typical rent (ZORI)$3,468/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 | $21,000,000 |
| Down payment (20.0%) | $4,200,000 |
| Loan amount | $16,800,000 |
| Closing costs (5.0%) | $1,050,000 |
| Total cash to close | $5,250,000 |
| Income | |
| Rent (comp-derived) | $10,630$127,560 |
| Vacancy loss (8.0%) | |
| Effective gross income | $9,780$117,355 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $33,250$399,000 |
| Insurance (est. scaled by flood & wind risk) | $27,300$327,600 |
| HOA dues | $18,507$222,084 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $532$6,378 |
| Total operating expenses | $79,589$955,062 |
| 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) | $532$6,378 |
| 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
Widened to city-wide. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| apartment | 5 | 3 | 4,344 | $4,150 | 2026-08-13 | — | |
| condos | 5 | 6 | 3,575 | $39,500 | 2026-08-05 | — | |
| apartment | 5 | 4 | 2,108 | $8,710 | 2026-09-01 | — | |
| condos | 5 | 6 | 3,978 | $45,000 | 2026-06-29 | — | |
| condos | 5 | 7 | 3,608 | $18,000 | 2026-06-08 | — | |
| apartment | 5 | 3 | 2,321 | $2,500 | 2026-06-05 | — | |
| condos | 5 | 2 | 1,900 | $3,700 | 2026-06-02 | — | |
| condos | 5 | 2 | 2,000 | $3,800 | 2026-05-22 | — | |
| 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 | 3 | 1,640 | $3,849 | 2026-04-20 | — | |
| condos | 5 | 6 | — | $38,000 | 2025-12-31 | — | |
| condos | 5 | 6 | 3,663 | $45,000 | 2026-04-10 | — | |
| condos | 5 | 7 | 4,770 | $49,000 | 2026-09-02 | — | |
| apartment | 5 | 2 | 1,800 | $3,700 | — | — | |
| apartment | 5 | 2 | — | $3,700 | — | — | |
| condos | 5 | 6 | 5,097 | $29,950 | 2026-03-12 | — | |
| condos | 5 | 3 | 1,935 | $3,400 | 2026-08-27 | — | |
| apartment | 5 | 2 | — | $3,800 | — | — | |
| apartment | 5 | 3 | 1,640 | $3,850 | 2026-09-01 | — |
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 398 NE 5th St Apt 4207 | condos | 0 | 1 | 442 | $540,000 | 2026-08-24 |
| 851 NE 1st Ave Unit 3800 | condos | 1 | 2 | 1,018 | $540,000 | 2026-08-24 |
| 1800 N Bayshore Dr Apt 1908 | condos | 1 | 1 | 839 | $355,000 | 2026-08-21 |
| 1800 N Bayshore Dr Apt 1208 | condos | 1 | 1 | 839 | $350,000 | 2026-08-20 |
| 888 Biscayne Blvd Apt 3506 | condos | 1 | 2 | 948 | $585,000 | 2026-08-20 |
| 1000 Biscayne Blvd Unit 3902 | condos | 4 | 6 | 4,600 | $7,195,000 | 2026-08-19 |
| 488 NE 18th St Unit 4005 | condos | 1 | 2 | 743 | $535,000 | 2026-08-18 |
| 1800 N Bayshore Dr Apt 4106 | condos | 1 | 1 | 822 | $377,000 | 2026-08-18 |
| 900 Biscayne Blvd Apt 2907 | condos | 1 | 2 | 938 | $675,000 | 2026-08-18 |
| 1800 N Bayshore Dr Apt 1901 | condos | 3 | 3 | 2,189 | $1,420,000 | 2026-08-17 |
| 20 NE 11th St Apt 4807B | condos | 0 | 1 | — | $420,000 | 2026-08-17 |
| 253 NE 2nd St Apt 3105 | condos | 0 | 1 | 632 | $325,000 | 2026-08-17 |
| 488 NE 18th St Unit 5012 | condos | 3 | 4 | 2,365 | $2,575,000 | 2026-08-14 |
| 398 NE 5th St Apt 4518 | condos | 3 | 3 | 1,135 | $1,050,000 | 2026-08-14 |
| 1900 N Bayshore Dr Apt 2204 | condos | 2 | 2 | 1,289 | $644,000 | 2026-08-10 |
| 227 NE 2nd St Apt 1909 | condos | 1 | 1 | 549 | $395,000 | 2026-08-06 |
| 253 NE 2nd St Apt 903 | condos | 2 | 2 | 1,058 | $480,000 | 2026-08-05 |
| 851 NE 1st Ave Unit 1412 | condos | 3 | 4 | 2,165 | $1,290,000 | 2026-08-05 |
| 488 NE 18th St Unit 2802 | condos | 1 | 2 | 766 | $485,000 | 2026-08-01 |
| 900 Biscayne Blvd Apt 3502 | condos | 2 | 3 | 1,575 | $1,000,000 | 2026-07-28 |
| 1750 N Bayshore Dr Apt 4506 | condos | 1 | 1 | 821 | $308,000 | 2026-07-27 |
| 601 NE 1 St Unit 2716 | condos | 3 | 3 | 1,633 | $1,175,000 | 2026-07-24 |
| 1600 NE 1st Ave Apt 1916 | condos | 2 | 2 | 1,018 | $505,000 | 2026-07-23 |
| 1750 N Bayshore Dr Apt 5408 | condos | 0 | 1 | 503 | $255,000 | 2026-07-23 |
| 1040 Biscayne Blvd Apt 1406 | condos | 2 | 3 | 1,123 | $700,000 | 2026-07-23 |
| 20 NE 11th St Unit 2503B | condos | 0 | 1 | 336 | $450,000 | 2026-07-20 |
| 159 NE 6th St Unit 3105 | condos | 2 | 2 | 916 | $825,000 | 2026-07-17 |
| 253 NE 2nd St Apt 220 | condos | 0 | 1 | 560 | $255,000 | 2026-07-17 |
| 50 Biscayne Blvd Apt 3510 | condos | 3 | 2 | 1,789 | $1,025,000 | 2026-07-17 |
| 1040 Biscayne Blvd Apt 4607 | condos | 2 | 3 | 2,566 | $2,950,000 | 2026-07-16 |
| 253 NE 2nd St Apt 3902 | condos | 2 | 2 | 1,203 | $530,000 | 2026-07-15 |
| 1750 N Bayshore Dr Apt 5105 | condos | 1 | 1 | 825 | $320,000 | 2026-07-15 |
| 50 Biscayne Blvd Apt 711 | condos | 0 | 1 | 501 | $316,500 | 2026-07-15 |
| 488 NE 18th St Unit 2401 | condos | 2 | 3 | 1,178 | $650,000 | 2026-07-13 |
| 227 NE 2nd St Apt 2911 | condos | 0 | 1 | 446 | $335,000 | 2026-07-13 |
| 1717 N Bayshore Dr Unit A2451 | condos | 3 | 3 | 1,840 | $705,000 | 2026-07-10 |
| 227 NE 2nd St Apt 2412 | condos | 0 | 1 | 446 | $350,000 | 2026-07-10 |
| 1600 NE 1st Ave Apt 3302 | condos | 0 | 1 | — | $360,000 | 2026-07-10 |
| 1600 NE 1st Ave Apt 3012 | condos | 1 | 2 | 850 | $400,000 | 2026-07-09 |
| 900 Biscayne Blvd Apt 2910 | condos | 1 | 2 | 1,031 | $590,000 | 2026-07-09 |
| 1900 N Bayshore Dr Apt 506 | condos | 1 | 1 | 816 | $417,000 | 2026-07-08 |
| 227 NE 2nd St Apt 2306 | condos | 2 | 2 | 647 | $530,000 | 2026-07-06 |
| 253 NE 2nd St Apt 1107 | condos | 1 | 1 | 802 | $392,500 | 2026-07-02 |
| 851 NE 1st Ave Unit 3905 | condos | 2 | 2 | 1,254 | $645,000 | 2026-06-30 |
| 253 NE 2nd St Apt 2902 | condos | 2 | 2 | 1,203 | $600,000 | 2026-06-30 |
| 1100 Biscayne Blvd Unit 4502 | condos | 2 | 3 | 1,557 | $920,000 | 2026-06-30 |
| 900 Biscayne Blvd Apt 3709 | condos | 3 | 3 | 1,579 | $1,175,000 | 2026-06-30 |
| 1717 NE Bayshore Dr Unit A2736 | condos | 2 | 2 | 1,464 | $785,000 | 2026-06-26 |
| 133 NE 2nd Ave Apt 611 | condos | 1 | 1 | 651 | $248,000 | 2026-06-24 |
| 398 NE 5th St Apt 2403 | condos | 1 | 1 | 490 | $415,000 | 2026-06-24 |
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 |
|---|---|---|---|---|---|---|
| 1040 Biscayne Blvd Apt 4403 | condos | 5 | 6 | 4,879 | $4,950,000 | — |
| 851 NE 1st Ave Ph 5411 | condos | 5 | 7 | 6,513 | $9,490,000 | — |
| 1000 Biscayne Blvd Unit 5501 | condos | 5 | 7 | 9,200 | $23,750,000 | — |
| condos | 5 | 6 | 3,004 | $3,800,000 | — | |
| 851 NE 1st Ave Ph 4811 | condos | 5 | 6 | 3,852 | $4,700,000 | — |
| 851 NE 1st Ave Ph 5401 | condos | 5 | 7 | 6,513 | $8,499,000 | — |
10-year hold projection
IRR-16.7%
Equity multiple-1.93x
Total return (10yr)-$12,658,234
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $21,630,000 | -$837,707 | -$2,139,621 | $16,617,851 | $5,012,149 |
| 2 | $22,278,900 | -$858,063 | -$2,160,136 | $16,423,193 | $5,855,707 |
| 3 | $22,947,267 | -$878,910 | -$2,181,147 | $16,215,168 | $6,732,099 |
| 4 | $23,635,685 | -$900,260 | -$2,202,664 | $15,992,858 | $7,642,827 |
| 5 | $24,344,756 | -$922,125 | -$2,224,701 | $15,755,281 | $8,589,474 |
| 6 | $25,075,098 | -$944,518 | -$2,247,270 | $15,501,390 | $9,573,708 |
| 7 | $25,827,351 | -$967,451 | -$2,270,383 | $15,230,064 | $10,597,287 |
| 8 | $26,602,172 | -$990,937 | -$2,294,054 | $14,940,105 | $11,662,066 |
| 9 | $27,400,237 | -$1,014,988 | -$2,318,295 | $14,630,235 | $12,770,002 |
| 10 | $28,222,244 | -$1,039,620 | -$2,343,121 | $14,299,086 | $13,923,158 |
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.