North Miami, FL 33181 · condos · For Sale · 1220 days on market
Asking price$2,216,900
3 beds 4 baths 2,863 sqft
Suggested offer$672,235$1,544,665 above the est. market value of $672,235.
View on Realtor.com →Listed by Johnny Mansilla · Nest Seekers International, Midtown
Typecondos
Built—
Price / sqft$774
Est. value (own analysis)$672,235
Rent estimate (own analysis)$3,975/mo
HOANone
1 / 10
Show every detail
Statusfor_sale
Listed date2023-05-01
Removed date—
MLSNestSeekers #2682220
Coordinates25.91120, -80.15185
Address
CityNorth Miami
StateFL
Zip33181
Listing ID9809465591
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33181)
Typical home value (ZHVI)$321,152
Typical rent (ZORI)$2,429/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 | $2,216,900 |
| Down payment (20.0%) | $443,380 |
| Loan amount | $1,773,520 |
| Closing costs (5.0%) | $110,845 |
| Total cash to close | $554,225 |
| Income | |
| Rent (comp-derived) | $3,975$47,694 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,657$43,878 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,510$42,121 |
| Insurance (placeholder 0.8% of price) | $1,478$17,735 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $199$2,385 |
| Total operating expenses | $5,187$62,241 |
| 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) | $199$2,385 |
| 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 | 3 | 3 | 1,886 | $3,700 | 2026-06-08 | — | |
| condos | 3 | 3 | 1,886 | $3,850 | 2026-08-19 | — | |
| condos | 3 | 4 | 2,048 | $4,095 | 2026-06-17 | — | |
| condos | 3 | 4 | 2,048 | $4,800 | 2026-08-05 | — | |
| apartment | 3 | 3 | 1,886 | $3,950 | 2026-07-13 | — | |
| apartment | 3 | 4 | 1,967 | $3,999 | 2026-07-16 | — |
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 |
|---|---|---|---|---|---|---|
| 11111 Biscayne Blvd Unit 7F | condos | 3 | 4 | 2,791 | $330,000 | 2026-07-02 |
| 11113 Biscayne Blvd Unit 1757 | condos | 3 | 3 | 2,749 | $730,000 | 2026-04-29 |
| 14951 Royal Oaks Ln Apt 2506 | condos | 3 | 3 | 1,801 | $425,000 | 2026-04-02 |
| 11113 Biscayne Blvd Unit 757 | condos | 3 | 3 | 2,749 | $680,000 | 2026-03-31 |
| 14951 Royal Oaks Ln Apt 401 | condos | 3 | 4 | 2,048 | $400,000 | 2026-03-23 |
| 14951 Royal Oaks Ln Apt 2206 | condos | 3 | 3 | 1,801 | $370,000 | 2026-03-20 |
| 14951 Royal Oaks Ln Apt 2009 | condos | 3 | 4 | 2,385 | $560,000 | 2025-12-09 |
| 1800 NE 114th St Apt 503 | condos | 3 | 3 | 2,320 | $535,000 | 2025-10-31 |
| 15051 Royal Oaks Ln Apt 1703 | condos | 3 | 3 | 1,801 | $425,000 | 2025-09-12 |
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 |
|---|---|---|---|---|---|---|
| 2411 Laguna Cir Unit 306 | condos | 3 | 3 | 1,569 | $1,798,000 | — |
| 1800 NE 114th St Apt 508 | condos | 3 | 3 | 1,950 | $290,000 | — |
| 2411 Laguna Cir Unit 701 | condos | 3 | 4 | 2,131 | $2,572,100 | — |
| 11111 Biscayne 2-4c or 427 Blvd Unit Tower | condos | 3 | 3 | 1,674 | $405,000 | — |
| 11113 Biscayne Blvd Unit 558 | condos | 3 | 3 | 2,749 | $899,000 | — |
| 1800 NE 114th St Apt 909 | condos | 3 | 3 | 2,320 | $450,000 | — |
| 1800 NE 114th St Apt 401 | condos | 3 | 3 | 1,950 | $320,000 | — |
| 13501 NE 23rd Ct | townhomes | 3 | 2 | 1,640 | $330,000 | — |
10-year hold projection
IRR-9.1%
Equity multiple-0.54x
Total return (10yr)-$562,221
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,283,407 | -$18,363 | -$157,513 | $1,754,291 | $529,116 |
| 2 | $2,351,909 | -$18,602 | -$157,812 | $1,733,742 | $618,168 |
| 3 | $2,422,466 | -$18,841 | -$158,112 | $1,711,781 | $710,685 |
| 4 | $2,495,140 | -$19,080 | -$158,413 | $1,688,313 | $806,828 |
| 5 | $2,569,995 | -$19,317 | -$158,715 | $1,663,232 | $906,762 |
| 6 | $2,647,095 | -$19,553 | -$159,016 | $1,636,430 | $1,010,665 |
| 7 | $2,726,507 | -$19,787 | -$159,318 | $1,607,787 | $1,118,721 |
| 8 | $2,808,303 | -$20,020 | -$159,620 | $1,577,177 | $1,231,126 |
| 9 | $2,892,552 | -$20,251 | -$159,922 | $1,544,465 | $1,348,087 |
| 10 | $2,979,328 | -$20,479 | -$160,223 | $1,509,506 | $1,469,822 |
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.