601 NE 1st Ave Unit 1803
Miami, FL 33132 · condos · For Sale · 366 days on market
Asking price$790,000
2 beds 1 baths 651 sqft
Suggested offer$350,347$439,653 above the est. market value of $350,347.
View on Realtor.com →Listed by Silvia Coltrane · The Corcoran Group
Typecondos
Built2024
Price / sqft$1214
Est. value (own analysis)$350,347
Rent estimate (own analysis)$4,475/mo
HOA$1,550/mo
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Statusfor_sale
Listed date2025-09-01
Removed date—
MLSMiamiMLS #A11869872
Coordinates25.78017, -80.19107
Address601 NE 1st Ave Unit 1803
CityMiami
StateFL
Zip33132
Listing ID9898314472
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 | $790,000 |
| Down payment (20.0%) | $158,000 |
| Loan amount | $632,000 |
| Closing costs (5.0%) | $39,500 |
| Total cash to close | $197,500 |
| Income | |
| Rent (comp-derived) | $4,475$53,700 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,117$49,404 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,251$15,010 |
| Insurance (placeholder 0.8% of price) | $527$6,320 |
| HOA dues | $1,550$18,600 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $224$2,685 |
| Total operating expenses | $3,551$42,615 |
| 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) | $224$2,685 |
| 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 | 2 | 2 | 867 | $3,788 | 2025-08-08 | — | |
| condos | 2 | 2 | 878 | $3,750 | 2026-08-17 | — | |
| condos | 2 | 2 | 647 | $5,900 | 2026-08-08 | — | |
| condos | 2 | 2 | 878 | $3,750 | 2026-08-06 | — | |
| condos | 2 | 2 | 818 | $7,500 | 2026-07-24 | — | |
| condos | 2 | 2 | 825 | $4,650 | 2026-07-23 | — | |
| condos | 2 | 2 | 754 | $4,300 | 2026-07-20 | — | |
| condos | 2 | 2 | 647 | $6,490 | 2026-07-17 | — | |
| condos | 2 | 2 | 754 | $3,550 | 2026-06-30 | — | |
| condos | 2 | 2 | 760 | $4,700 | 2026-05-26 | — | |
| condos | 2 | 2 | 757 | $5,399 | 2026-05-25 | — | |
| condos | 2 | 2 | 700 | $5,000 | 2026-07-30 | — | |
| apartment | 2 | 1 | 700 | $3,400 | 2023-04-03 | — | |
| condos | 2 | 2 | 837 | $6,900 | 2025-05-26 | — | |
| condos | 2 | 2 | 835 | $4,850 | 2026-04-20 | — | |
| condos | 2 | 2 | 825 | $6,000 | 2026-02-25 | — | |
| condos | 2 | 2 | 810 | $4,000 | 2026-04-23 | — | |
| condos | 2 | 2 | 818 | $7,900 | 2026-02-25 | — | |
| condos | 2 | 2 | 878 | $3,750 | — | — | |
| condos | 2 | 2 | 878 | $3,900 | 2026-08-27 | — | |
| apartment | 2 | 1 | 635 | $3,100 | 2022-07-20 | — | |
| condos | 2 | 2 | 647 | $6,490 | — | — | |
| condos | 2 | 2 | 878 | $3,900 | — | — | |
| condos | 2 | 2 | 878 | $3,550 | 2026-01-31 | — |
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 |
|---|---|---|---|---|---|---|
| 1900 N Bayshore Dr Apt 2204 | condos | 2 | 2 | 1,289 | $644,000 | 2026-08-10 |
| 253 NE 2nd St Apt 903 | condos | 2 | 2 | 1,058 | $480,000 | 2026-08-05 |
| 900 Biscayne Blvd Apt 3502 | condos | 2 | 3 | 1,575 | $1,000,000 | 2026-07-28 |
| 1600 NE 1st Ave Apt 1916 | condos | 2 | 2 | 1,018 | $505,000 | 2026-07-23 |
| 1040 Biscayne Blvd Apt 1406 | condos | 2 | 3 | 1,123 | $700,000 | 2026-07-23 |
| 159 NE 6th St Unit 3105 | condos | 2 | 2 | 916 | $825,000 | 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 |
| 488 NE 18th St Unit 2401 | condos | 2 | 3 | 1,178 | $650,000 | 2026-07-13 |
| 227 NE 2nd St Apt 2306 | condos | 2 | 2 | 647 | $530,000 | 2026-07-06 |
| 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 |
| 1717 NE Bayshore Dr Unit A2736 | condos | 2 | 2 | 1,464 | $785,000 | 2026-06-26 |
| 275 NE 18th St Apt 1103 | condos | 2 | 2 | 1,040 | $415,000 | 2026-06-15 |
| 1600 NE 1st Ave Apt 2908 | condos | 2 | 2 | 882 | $530,000 | 2026-06-12 |
| 1600 NE 1st Ave Apt 1220 | condos | 2 | 2 | 1,009 | $525,000 | 2026-06-10 |
| 488 NE 18th St Unit 2008 | condos | 2 | 2 | 888 | $590,000 | 2026-06-08 |
| 1750 N Bayshore Dr Apt 4801 | condos | 2 | 2 | 1,048 | $564,000 | 2026-06-05 |
| 159 NE 6th St Unit 3405 | condos | 2 | 2 | 916 | $785,000 | 2026-06-05 |
| 1900 N Bayshore Dr Apt 2804 | condos | 2 | 2 | 1,239 | $625,000 | 2026-06-05 |
| 851 NE 1st Ave Unit 4009 | condos | 2 | 3 | 1,559 | $1,275,000 | 2026-06-02 |
| 50 Biscayne Blvd Apt 4808 | condos | 2 | 2 | 1,357 | $800,000 | 2026-05-28 |
| 851 NE 1st Ave Unit 3309 | condos | 2 | 3 | 1,559 | $1,050,000 | 2026-05-20 |
| 1750 N Bayshore Dr Apt 4802 | condos | 2 | 2 | 1,048 | $540,000 | 2026-05-14 |
| 888 Biscayne Blvd Apt 1009 | condos | 2 | 2 | 1,220 | $680,000 | 2026-05-11 |
| 1800 N Bayshore Dr Apt 3410 | condos | 2 | 2 | 1,144 | $570,000 | 2026-05-08 |
| 159 NE 6th St Unit 3601 | condos | 2 | 2 | 907 | $755,000 | 2026-05-01 |
| 1600 NE 1st Ave Apt 2116 | condos | 2 | 2 | 1,018 | $510,000 | 2026-04-30 |
| 253 NE 2nd St Apt 1803 | condos | 2 | 2 | 1,058 | $535,000 | 2026-04-29 |
| 398 NE 5th St Apt 3709 | condos | 2 | 2 | 983 | $1,150,000 | 2026-04-24 |
| 253 NE 2nd St Apt 2201 | condos | 2 | 2 | 940 | $480,000 | 2026-04-21 |
| 244 Biscayne Blvd Apt 4407 | condos | 2 | 2 | 1,293 | $608,000 | 2026-04-20 |
| 1750 N Bayshore Dr Apt 5615 | condos | 2 | 2 | 1,048 | $410,700 | 2026-04-17 |
| 1750 N Bayshore Dr Apt 3901 | condos | 2 | 2 | 1,048 | $539,000 | 2026-04-16 |
| 1750 N Bayshore Dr Apt 5201 | condos | 2 | 2 | 1,048 | $585,000 | 2026-04-13 |
| 1900 N Bayshore Dr Apt 2404 | condos | 2 | 2 | 1,239 | $555,000 | 2026-04-13 |
| 488 NE 18th St Unit 3401 | condos | 2 | 3 | 1,178 | $745,000 | 2026-04-10 |
| 1900 N Bayshore Dr Apt 1704 | condos | 2 | 2 | 1,239 | $570,000 | 2026-04-03 |
| 1100 Biscayne Blvd Unit 3104 | condos | 2 | 3 | 1,477 | $830,000 | 2026-04-01 |
| 488 NE 18th St Unit 3911 | condos | 2 | 3 | 1,161 | $900,000 | 2026-03-31 |
| 1717 N Bayshore Dr Unit A3455 | condos | 2 | 2 | 1,509 | $745,000 | 2026-03-31 |
| 1717 N Bayshore Dr Unit A1231 | condos | 2 | 2 | 1,707 | $825,000 | 2026-03-31 |
| 50 Biscayne Blvd Apt 3311 | condos | 2 | 2 | 1,256 | $625,000 | 2026-03-30 |
| 488 NE 18th St Unit 4904 | condos | 2 | 3 | 1,229 | $1,100,000 | 2026-03-25 |
| 159 NE 6th St Unit 2405 | condos | 2 | 2 | 916 | $740,000 | 2026-03-20 |
| 1600 NE 1st Ave Apt 2816 | condos | 2 | 2 | — | $550,000 | 2026-03-12 |
| 900 Biscayne Blvd Apt 702 | condos | 2 | 3 | 1,711 | $1,110,000 | 2026-03-09 |
| 1040 Biscayne Blvd Apt 2904 | condos | 2 | 3 | 1,906 | $1,450,000 | 2026-02-24 |
| 244 Biscayne Blvd Apt 1808 | condos | 2 | 2 | 1,006 | $405,000 | 2026-02-19 |
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 |
|---|---|---|---|---|---|---|
| 227 NE 2nd St Apt 2206 | condos | 2 | 2 | 647 | $565,000 | — |
| 50 Biscayne Blvd Apt 2911 | condos | 2 | 2 | 1,256 | $645,000 | — |
| 851 NE 1st Ave Unit 1408 | condos | 2 | 3 | 1,498 | $874,000 | — |
| 1717 N Bayshore Dr Unit A1448 | condos | 2 | 2 | 1,148 | $595,000 | — |
| 1717 N Bayshore Dr Unit A1734 | condos | 2 | 2 | 1,717 | $1,350,000 | — |
| 488 NE 18th St Unit 301 | condos | 2 | 3 | 1,031 | $625,000 | — |
| 1040 Biscayne Blvd Apt 1602 | condos | 2 | 3 | 1,802 | $1,595,000 | — |
| 1800 N Bayshore Dr Apt 614 | condos | 2 | 2 | 1,339 | $775,000 | — |
10-year hold projection
IRR-5.0%
Equity multiple0.16x
Total return (10yr)-$62,744
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $813,700 | $6,789 | -$44,633 | $625,148 | $188,552 |
| 2 | $838,111 | $7,206 | -$44,283 | $617,825 | $220,286 |
| 3 | $863,254 | $7,640 | -$43,917 | $609,999 | $253,255 |
| 4 | $889,152 | $8,093 | -$43,535 | $601,636 | $287,516 |
| 5 | $915,827 | $8,566 | -$43,135 | $592,699 | $323,128 |
| 6 | $943,301 | $9,058 | -$42,717 | $583,148 | $360,154 |
| 7 | $971,600 | $9,571 | -$42,280 | $572,941 | $398,660 |
| 8 | $1,000,748 | $10,105 | -$41,824 | $562,033 | $438,716 |
| 9 | $1,030,771 | $10,661 | -$41,347 | $550,376 | $480,395 |
| 10 | $1,061,694 | $11,241 | -$40,849 | $537,918 | $523,776 |
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.