WorkspaceDiscoverMultifamily · Miami Beach · Miami-Dade County
851 80th St, Miami Beach
Four reported 2-bedroom units. Seller reports $105,600 annual gross rent and $66,435 current NOI; operating records have not been supplied.
Recorded status: Public listing page: active. Checked: .
Dated listing record · recheck availability and legal unit count.
- Reported gross yield
- 7.5% Rent ÷ asking price
- Asking price
- $1,400,000
Monthly rent · Reported: $8,800/mo
- Estimated annual NOI
- $36,619 Before debt and capital reserves
- Estimated cap rate
- 2.6% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- $2,788 All cash · after reserves
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | $8,800 | Matches source observation |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 1.88% | Matches planning allowance |
| Annual insurance | $16,931 | Matches planning allowance |
| Annual owner-paid utilities | $4,800 | Matches planning allowance |
| Monthly HOA or condo fees | $0 | Matches source observation |
| Other annual operating expenses | $2,400 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
4 × 2BR/1BA
- Reported units
- 4
- Reported listing area
- 4,458 sq ft
- Asking / reported sq ft
- $314
- Rent / year
- $105,600
- Seller-reported NOI
- $66,435
- HOA / month
- $0
- Historical property tax / year
- $17,758
- HOA + historical tax / month
- $1,480
$7,320/month of reported rent remains after HOA and historical tax, before other costs and financing. This is not net cash flow.
HOA + historical tax only. Excludes insurance, assessments, upkeep and financing; buyer taxes can change.
Broker info & key considerations To confirm
- Public page still uses a $1.5M basis for marketing cap rates; current ask is $1.4M.
- Seller projections of $120,000 rent and $80,835 NOI are excluded from current income.
- Listing reports no association; confirm ownership and maintenance obligations.
Source evidence and diligence
Financial figures observed Sep 25, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Source-reported as of Sep 25, 2026 whole-property annual base rent divided by asking price, before vacancy, expenses and financing. Freshness is unverified. This is not cap rate or a guaranteed return. Excludes separate fees and membership income.
Sources
- Compass / MiamiRE A11923537 · page checked 25 Sep; listing update 15 JulSource observation · Sep 25, 2026
- Listing page on zillow.comWorkbook observation · Sep 22, 2026
Questions to resolve
- Obtain unit leases, tenant estoppels and a trailing 12-month operating statement.
- Verify legal unit count, title, permitted work and possession terms.
- Obtain wind/flood insurance quotes and a buyer property-tax estimate.
- Inspect roof, structure and recertification records; price immediate work.
Similar properties
- 744 85th St, Miami Beach: 4-unit multifamily, asking $1,399,000
- 1765 Normandy Dr, Miami Beach: 4-unit multifamily, asking $1,389,000
- 726 8th St, Miami Beach: 4-unit multifamily, asking $1,349,000
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods