10254 SW 228th Ter
Miami, FL 33190 · townhomes · For Sale · 149 days on market
Asking price$499,000
4 beds 3 baths 1,778 sqft
Suggested offer$423,626$75,374 above the est. market value of $423,626.
View on Realtor.com →Listed by Jany Guimera Toledo · The Opulence Group Brokerage
Typetownhomes
Built2021
Price / sqft$281
Est. value (own analysis)$423,626
Rent estimate (own analysis)$3,500/mo
HOA$252/mo
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Wildfire3/10ModerateAir2/10Minor
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Statusfor_sale
Listed date2026-04-06
Removed date—
MLSMiamiMLS #A11995193
Coordinates25.55426, -80.35700
Address10254 SW 228th Ter
CityMiami
StateFL
Zip33190
Listing ID9894920513
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 6 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 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $499,000 |
| Down payment (20.0%) | $99,800 |
| Loan amount | $399,200 |
| Closing costs (5.0%) | $24,950 |
| Total cash to close | $124,750 |
| Income | |
| Rent (comp-derived) | $3,500$42,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,220$38,640 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $790$9,481 |
| Insurance (est. scaled by flood & wind risk) | $649$7,784 |
| HOA dues | $252$3,024 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $175$2,100 |
| Total operating expenses | $1,866$22,389 |
| 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) | $175$2,100 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 4 | 3 | 1,774 | $4,000 | 2026-08-06 | — | |
| townhomes | 4 | 3 | 1,793 | $3,500 | 2026-07-17 | — | |
| townhomes | 4 | 2 | 1,848 | $3,950 | 2026-07-16 | — | |
| townhomes | 4 | 3 | 1,876 | $3,500 | 2026-05-22 | — | |
| townhomes | 4 | 3 | 1,793 | $3,595 | 2026-06-18 | — | |
| townhomes | 4 | 3 | 1,820 | $3,000 | 2026-06-05 | — | |
| townhomes | 4 | 4 | 1,710 | $3,150 | 2026-07-30 | — | |
| townhomes | 4 | 3 | 1,827 | $3,350 | 2026-07-27 | — | |
| townhomes | 4 | 3 | 1,899 | $3,500 | 2026-03-11 | — | |
| townhomes | 4 | 3 | 1,828 | $3,200 | 2026-02-26 | — |
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 |
|---|---|---|---|---|---|---|
| 22617 SW 102nd Ave Unit 22617 | townhomes | 4 | 4 | 2,131 | $512,000 | 2026-07-30 |
| 22569 SW 89th Pl | townhomes | 4 | 3 | 1,720 | $449,500 | 2026-07-24 |
| 22424 SW 89th Path | townhomes | 4 | 3 | 1,720 | $445,000 | 2026-07-09 |
| 8934 SW 227th Ter | townhomes | 4 | 2 | 2,201 | $490,000 | 2026-05-27 |
| 10261 SW 228th Ter | townhomes | 4 | 3 | 1,778 | $435,000 | 2026-05-05 |
| 22808 SW 89th Path | townhomes | 4 | 3 | 2,201 | $520,000 | 2026-04-30 |
| 22835 SW 89th Ct | townhomes | 4 | 2 | 2,201 | $520,000 | 2026-03-04 |
| 22766 SW 89th Pl | townhomes | 4 | 3 | 2,201 | $515,000 | 2026-02-06 |
| 22738 SW 89th Path | townhomes | 4 | 2 | 2,445 | $525,000 | 2026-01-23 |
| 22072 SW 93rd Pl | townhomes | 4 | 3 | 1,690 | $419,900 | 2025-11-14 |
| 8878 SW 229th St | townhomes | 4 | 3 | 2,201 | $485,000 | 2025-10-31 |
| 22773 SW 88th Path | townhomes | 4 | 2 | 2,000 | $545,000 | 2025-10-01 |
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 |
|---|---|---|---|---|---|---|
| 8836 SW 221st Ter | single_family | 4 | 2 | — | $610,000 | — |
| 22509 SW 102nd Ave | townhomes | 4 | 4 | 2,213 | $529,000 | — |
| 21705 SW 99th Ave | single_family | 4 | 2 | 2,165 | $480,000 | — |
| 22542 SW 103rd Ct | single_family | 4 | 3 | 2,581 | $715,777 | — |
| 8906 SW 224th Ter | townhomes | 4 | 3 | 1,712 | $450,000 | — |
| 9209 SW 227th St Unit 1 | townhomes | 4 | 3 | 1,523 | $374,900 | — |
| 8932 SW 228th Ln | townhomes | 4 | 3 | 2,201 | $519,000 | — |
| 10231 SW 227th Ln | single_family | 4 | 3 | 2,581 | $730,000 | — |
10-year hold projection
IRR1.3%
Equity multiple1.21x
Total return (10yr)$91,797
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $513,970 | $16,251 | -$16,634 | $394,872 | $119,098 |
| 2 | $529,389 | $16,850 | -$16,087 | $390,246 | $139,143 |
| 3 | $545,271 | $17,470 | -$15,520 | $385,303 | $159,968 |
| 4 | $561,629 | $18,112 | -$14,934 | $380,021 | $181,608 |
| 5 | $578,478 | $18,776 | -$14,327 | $374,375 | $204,103 |
| 6 | $595,832 | $19,463 | -$13,698 | $368,342 | $227,490 |
| 7 | $613,707 | $20,173 | -$13,046 | $361,895 | $251,812 |
| 8 | $632,118 | $20,908 | -$12,372 | $355,005 | $277,113 |
| 9 | $651,082 | $21,669 | -$11,674 | $347,642 | $303,440 |
| 10 | $670,614 | $22,455 | -$10,952 | $339,773 | $330,841 |
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.