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Multifamily · Palm Coast · Flagler County

13 Buttonwood Ln, Palm Coast

Whole duplex with two 3-bedroom / 2-bath units and two garages. Fresh Unit A rental advertising says vacant at $1,650/month, conflicting with sale remarks that both units are rented; Unit B has a June 2026 reported lease at $1,650. No current whole-property rent or NOI is adopted. Official 2025 tax is $6,093.91.

Recorded status: Broker page reported active; recheck availability. Checked: .

Dated listing record · recheck availability and legal unit count.

Asking price
$469,000

Unit mix & possession

Units A and B each report 3 bedrooms / 2 baths, 1,294 living SF and one garage. Unit A is advertised vacant; Unit B’s June 2026 lease report does not verify current occupancy.

Reported units
2
Reported listing area
2,588 sq ft
Reported year built
2002
Asking / reported sq ft
$181
HOA / month
$0
Reported 2025 tax / year
$6,094
HOA + historical tax / month
$508
CALCULATED FROM REPORTED FIGURES

$508/month goes to reported HOA and historical tax alone. Rental income would have to cover this plus the remaining ownership costs.

HOA + historical tax only. Excludes insurance, assessments, upkeep and financing; buyer taxes can change.

SIEARN TAKE

Why we’re tracking it

The $469,000 duplex has a dated price reduction, unit-level rental evidence and a newer historical tax bill. Unit A vacancy and unsupported net income are the key diligence issues.

LISTING AND PUBLIC-RECORD SUMMARY

Units A and B each report 3 bedrooms / 2 baths, 1,294 living SF and one garage. Unit A is advertised vacant; Unit B’s June 2026 lease report does not verify current occupancy.

Whole duplex with two 3-bedroom / 2-bath units and two garages. Fresh Unit A rental advertising says vacant at $1,650/month, conflicting with sale remarks that both units are rented; Unit B has a June 2026 reported lease at $1,650. No current whole-property rent or NOI is adopted. Official 2025 tax is $6,093.91.

Occupancy conflict: fresh Unit A rental listing says vacant, while the sale page says both sides rented. Verify possession and current leases before modeling income. The $36,432 annual-net claim lacks a current rent roll and expense basis; historical or asking unit rents are not adopted as current whole-property rent or NOI. Official reroof record is dated January 2022 rather than the listing’s 2021 claim. Newer HVAC replacement claims remain unverified. Official 2025 tax of $6,093.91 supersedes the old 2024 amount; insurance, utility payer and ongoing owner costs are still unknown.

Listed by Sunburst Realty Group Inc · observed Oct 12, 2026View the sale listing at Compass ↗

More property details

Listing claims and public records, with a source for each detail. These do not fill missing model inputs.

Unit layout and building
Two 3-bedroom / 2-bath units, each 1,294 living SF; 6 bedrooms, 4 baths and 2,588 living SF total. One-story block/stucco construction on slab, 3,748 gross building SF and a 12,502-SF lot.Compass · MLS FC313417 · Oct 12, 2026
Unit A vacancy and asking rent
Fresh Unit A rental FC321478 is advertised active and vacant at $1,650/month after an October 2 reduction from $1,675. This conflicts with the sale description saying both units are rented. Asking rent is not collected rent.Weichert · Unit A rental FC321478 · Oct 12, 2026
Unit B historical lease
Rental FC318563 reports leased June 2, 2026 at $1,650/month. It does not establish today’s occupancy, current collections or lease expiration; the advertised 12-month term is not an executed lease.RMS Elite · historical Unit B rental FC318563 · Oct 12, 2026
Garages, laundry and finishes
One attached single-car garage per unit, two total; the sale headline’s one-garage count is incomplete for the whole offering. Garage laundry hookups, screened rear porches, tile living areas and carpeted bedrooms are advertised.Weichert · Unit A rental FC321478 · Oct 12, 2026 · RMS Elite · historical Unit B rental FC318563 · Oct 12, 2026 · Compass · MLS FC313417 · Oct 12, 2026
Official 2025 property tax
$6,093.91 for parcel 07-11-31-7035-00760-0010, with $0 non-ad-valorem assessments and 0.287 acre. This replaces the older 2024 tax observation; a discounted payment receipt is not the base tax. Buyer taxes can change.Flagler Tax Collector · 2025 bill · Oct 12, 2026
Roof date conflict and permit evidence
Sale remarks say a 2021 roof; official reroof permit 2022010229 was issued January 6, 2022, status COED, with an approved roof-final row dated January 14, 2022. Confirm installation scope and warranty. The displayed row date is the inspection request date, not a verified installation date.Palm Coast · reroof permit 2022010229 · Oct 12, 2026 · Compass · MLS FC313417 · Oct 12, 2026
Newer HVAC remains a seller claim
The sale listing claims Unit A HVAC replaced October 2025 and Unit B in 2022. These newer replacements were not corroborated by the bounded permit search; absence from that query is not proof of unpermitted work.Compass · MLS FC313417 · Oct 12, 2026
Older HVAC record
Mechanical permit 2017050763 identifies a 2-ton, 14-SEER AC unit, issued October 13, 2017. Its FINAL APPROVED inspection row displays April 20, 2018 in the request-date column. It does not identify the side or verify the seller’s newer replacement dates.Palm Coast · mechanical permit 2017050763 · Oct 12, 2026
Landlord costs and utilities
Unit A rental advertising includes owner-paid lawn care and pest control. Sale fields show two water and two electric meters plus public sewer, but meter counts do not prove tenant payment responsibility. Annual owner costs remain unknown.Weichert · Unit A rental FC321478 · Oct 12, 2026 · Compass · MLS FC313417 · Oct 12, 2026
Net-income claim and remaining costs
The sale source claims $36,432 annual net without a cost statement. Unit A is advertised vacant, and historical or asking rents do not establish collected whole-property income. No stabilized rent or NOI is adopted.Compass · MLS FC313417 · Oct 12, 2026 · Weichert · Unit A rental FC321478 · Oct 12, 2026
Flood and rental-use caution
The sale listing reports flood zone X, panel 12035C0110E, and a drainage-canal lot. An MLS No Minimum lease field does not establish legal short-term use, flood safety or insurance cost.Compass · MLS FC313417 · Oct 12, 2026
Broker info & key considerations To confirm

Two-unit research · verify income and costs

Resolve Unit A vacancy, obtain both signed leases/addenda and a current rent ledger. Obtain the expense basis for claimed net income, lawn/pest contracts, insurance and buyer tax estimates. Review roof and HVAC invoices, warranties and current permits; investigate drainage/flood conditions.

  • Occupancy conflict: fresh Unit A rental listing says vacant, while the sale page says both sides rented. Verify possession and current leases before modeling income.
  • The $36,432 annual-net claim lacks a current rent roll and expense basis; historical or asking unit rents are not adopted as current whole-property rent or NOI.
  • Official reroof record is dated January 2022 rather than the listing’s 2021 claim. Newer HVAC replacement claims remain unverified.
  • Official 2025 tax of $6,093.91 supersedes the old 2024 amount; insurance, utility payer and ongoing owner costs are still unknown.
Source evidence and diligence

Financial figures observed Oct 12, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.

Gross rental yield basis

Needs reported whole-property base rent and asking price.

Sources

Questions to resolve

  • Resolve Unit A vacancy, obtain both signed leases/addenda and a current rent ledger.
  • Obtain the expense basis for claimed net income, lawn/pest contracts, insurance and buyer tax estimates.
  • Review roof and HVAC invoices, warranties and current permits; investigate drainage/flood conditions.
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47 properties

Compare income, cash flow and risks.

Showing 47 of 92 researched properties under these filters. County inventory is a separate record collection. Saves stay in this browser; export a backup before clearing site data.

Make these picks yours · All cash · annual returns and downside matter
1916 Seidenberg Ave: listing photo 1
Multifamily
$999Kasking$590/SFEstimate

1916 Seidenberg Ave

Midtown East · Key West

Estimated surplus of $3,478/mo at the asking price.Estimate · All cash

Check affordability
2 reported units1,694 SFNo map point

Public listing · Sep 25, 2026

Gross rental yield
9.2%
Rent ÷ asking price
Modeled cap rate
4.5%
Modeled annual NOI
$44.49K
Est. cash flow / mo · cash
$3,478
Target purchase price · 6% cap$805,914$193,086 below asking · 19.3% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

3.9% estimated annual cash return · 6.7% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. 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.

Modeled cap rate. Your annual NOI scenario divided by your $999,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $499.5K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $3,478 / month; downside: $2,734 / month.

Open brief
1932 Dewey St: listing photo 1
Multifamily
$499Kasking$340/SFEstimate

1932 Dewey St

Hollywood South Side · Hollywood

Estimated surplus of $1,388/mo at the asking price.Estimate · All cash

Check affordability
2 reported units1,468 SF

Public listing · Oct 5, 2026

Gross rental yield
9.4%
Rent ÷ asking price
Modeled cap rate
3.6%
Modeled annual NOI
$18.06K
Est. cash flow / mo · cash
$1,388
Target purchase price · 6% cap$350,527$148,473 below asking · 29.8% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

3.0% estimated annual cash return · 27.9% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. Source-reported as of Oct 5, 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.

Modeled cap rate. Your annual NOI scenario divided by your $499,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $249.5K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $1,388 / month; downside: $968 / month.

Open brief
1765 Normandy Dr: listing photo 1
Multifamily
$1.39Masking$460/SFEstimate

1765 Normandy Dr

Normandy Isle · Miami Beach

Estimated surplus of $2,971/mo at the asking price.Estimate · All cash

Check affordability
4 reported units3,024 SF

Public listing · Sep 25, 2026

Gross rental yield
7.5%
Rent ÷ asking price
Modeled cap rate
2.8%
Modeled annual NOI
$38.77K
Est. cash flow / mo · cash
$2,971
Target purchase price · 6% cap$823,335$566,665 below asking · 40.8% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

2.4% estimated annual cash return · 43.6% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. 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.

Modeled cap rate. Your annual NOI scenario divided by your $1,390,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $347.5K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $2,971 / month; downside: $2,040 / month.

Open brief
851 80th St: listing photo 1
Multifamily
$1.4Masking$314/SFEstimate

851 80th St

North Beach · Miami Beach

Estimated surplus of $2,788/mo at the asking price.Estimate · All cash

Check affordability
4 reported units4,458 SF

Public listing · Sep 25, 2026

Gross rental yield
7.5%
Rent ÷ asking price
Modeled cap rate
2.6%
Modeled annual NOI
$36.62K
Est. cash flow / mo · cash
$2,788
Target purchase price · 6% cap$798,416$601,584 below asking · 43.0% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

2.2% estimated annual cash return · 47.4% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. 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.

Modeled cap rate. Your annual NOI scenario divided by your $1,400,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $350K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $2,788 / month; downside: $1,772 / month.

Open brief
2120 Biarritz Dr: listing photo 1
Multifamily
$1.7Masking$487/SFEstimate

2120 Biarritz Dr

Normandy Isle · Miami Beach

Estimated surplus of $3,185/mo at the asking price.Estimate · All cash

Check affordability
4 reported units3,492 SF

Public listing · Sep 25, 2026

Gross rental yield
6.8%
Rent ÷ asking price
Modeled cap rate
2.5%
Modeled annual NOI
$41.71K
Est. cash flow / mo · cash
$3,185
Target purchase price · 6% cap$934,490$765,510 below asking · 45.0% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

2.1% estimated annual cash return · 50.1% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. 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.

Modeled cap rate. Your annual NOI scenario divided by your $1,700,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $425K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $3,185 / month; downside: $2,144 / month.

Open brief
2540 NE 181st St: listing photo 1
Multifamily
$730Kasking$382/SFEstimate

2540 NE 181st St

Ojus · North Miami Beach

Estimated surplus of $1,350/mo at the asking price.Estimate · All cash

Check affordability
2 reported units1,911 SF

Public listing · Sep 25, 2026

Gross rental yield
7.5%
Rent ÷ asking price
Modeled cap rate
2.4%
Modeled annual NOI
$17.84K
Est. cash flow / mo · cash
$1,350
Target purchase price · 6% cap$409,622$320,378 below asking · 43.9% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

2.1% estimated annual cash return · 51.1% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. 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.

Modeled cap rate. Your annual NOI scenario divided by your $730,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $365K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $1,350 / month; downside: $854 / month.

Open brief
4133 SW 52nd St: aerial photograph of the existing duplex and lot
Multifamily
$839Kasking$432/SFEstimate

4133 SW 52nd St

Broward Gardens · Dania Beach

Estimated surplus of $1,065/mo at the asking price.Estimate · All cash

Check affordability
2 reported units1,942 SFNo map point

Public listing · Oct 2, 2026

Gross rental yield
6.2%
Rent ÷ asking price
Modeled cap rate
1.7%
Modeled annual NOI
$14.35K
Est. cash flow / mo · cash
$1,065
Target purchase price · 6% cap$389,122$449,878 below asking · 53.6% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

1.4% estimated annual cash return · 66.2% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. Source-reported as of Oct 2, 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.

Modeled cap rate. Your annual NOI scenario divided by your $839,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $419.5K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $1,065 / month; downside: $584 / month.

Open brief
2713 NE 33rd Ave: listing photo 1
Multifamily
$1.4Masking$614/SFEstimate

2713 NE 33rd Ave

Dolphin Isles · Fort Lauderdale

Estimated surplus of $1,370/mo at the asking price.Estimate · All cash

Check affordability
2 reported units2,271 SF

Public listing · Sep 25, 2026

Gross rental yield
5.2%
Rent ÷ asking price
Modeled cap rate
1.3%
Modeled annual NOI
$18.6K
Est. cash flow / mo · cash
$1,370
Target purchase price · 6% cap$581,237$813,763 below asking · 58.3% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

1.1% estimated annual cash return · 73.4% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. 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.

Modeled cap rate. Your annual NOI scenario divided by your $1,395,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $697.5K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $1,370 / month; downside: $736 / month.

Open brief
1938 Pierce St: listing exterior photograph
Multifamily
$495Kasking$472/SFEstimate

1938 Pierce St

Royal Poinciana · Hollywood

Estimated surplus of $498/mo at the asking price.Estimate · All cash

Check affordability
2 reported units1,049 SF

Public listing · Oct 11, 2026

Gross rental yield
6.8%
Rent ÷ asking price
Modeled cap rate
1.4%
Modeled annual NOI
$6.99K
Est. cash flow / mo · cash
$498
Target purchase price · 6% cap$211,080$283,920 below asking · 57.4% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

1.1% estimated annual cash return · 73.9% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. Source-reported as of Oct 11, 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.

Modeled cap rate. Your annual NOI scenario divided by your $495,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $247.5K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $498 / month; downside: $165 / month.

Open brief
600 SW 16th Ave: listing photograph 3
Multifamily
$1.36Masking$778/SFEstimate

600 SW 16th Ave

Little Havana · Miami

Estimated surplus of $1,199/mo at the asking price.Estimate · All cash

Check affordability
3 reported units1,748 SF

Public listing · Oct 11, 2026

Gross rental yield
5.3%
Rent ÷ asking price
Modeled cap rate
1.2%
Modeled annual NOI
$16.54K
Est. cash flow / mo · cash
$1,199
Target purchase price · 6% cap$546,683$813,317 below asking · 59.8% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

1.0% estimated annual cash return · 76.5% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. Source-reported as of Oct 11, 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.

Modeled cap rate. Your annual NOI scenario divided by your $1,360,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $453.33K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $1,199 / month; downside: $548 / month.

Open brief
978 Gibraltar Rd: listing photo 1
Multifamily
$680Kasking$179/SFEstimate

978 Gibraltar Rd

Winston Park · Key Largo

Estimated surplus of $331/mo at the asking price.Estimate · All cash

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2 reported units3,794 SF

Public listing · Sep 25, 2026

Gross rental yield
6.4%
Rent ÷ asking price
Modeled cap rate
0.8%
Modeled annual NOI
$5.28K
Est. cash flow / mo · cash
$331
Target purchase price · 6% cap$236,039$443,961 below asking · 65.3% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

0.5% estimated annual cash return · 87.2% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. 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.

Modeled cap rate. Your annual NOI scenario divided by your $680,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $340K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $331 / month; downside: -$180 / month.

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815 W 39th St: listing photo 1
Multifamily
$2.35Masking$676/SFEstimate

815 W 39th St

Mid-Beach · Miami Beach

Estimated surplus of $4,357/mo at the asking price.Estimate · All cash

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4 reported units3,474 SF

Workbook · not rechecked · Sep 22, 2026

Gross rental yield
6.4%
Rent ÷ asking price
Modeled cap rate
2.4%
Modeled annual NOI
$56.76K
Est. cash flow / mo · cash
$4,357
Target purchase price · 6% cap$1,280,465$1,069,535 below asking · 45.5% discount
Target price basis

Modeled rent less vacancy, HOA, insurance, utilities, management, maintenance and other operating costs. Buyer tax is recalculated at the target price. Debt and capital reserves are excluded. Uses your editable planning allowances; your purchase-price input stays unchanged.

2.1% estimated annual cash return · 50.1% below benchmark
4.2% Treasury reference · 2026-09-28
How these numbers work

Gross rental yield. Source-reported as of Sep 22, 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.

Modeled cap rate. Your annual NOI scenario divided by your $2,350,000 purchase-price assumption. This is an estimate, not seller-verified income. Uses editable estimates, not verified expenses or market quotes.

Modeled annual NOI. Your annual income less modeled operating expenses. Excludes financing, capital reserves and income taxes. Uses your purchase-price assumption for buyer property taxes. Uses editable estimates, not verified expenses or market quotes.

Est. cash flow / mo · cash. After operating costs, debt and recurring capital reserves. Editable planning allowances, not verified expenses or market quotes. Source figures remain unverified. Cash flow is before income tax.

Asking $/SF. Source asking price divided by reported property square feet. It does not use lot area or your saved offer.

Asking $/unit · $587.5K. Source asking price divided by reported units included in this offering. A single condo or house is one offered unit; legal unit count still requires verification.

Your modeled cash flow: $4,357 / month; downside: $3,088 / month.

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Showing 12 of 47Dated research

Estimates use editable assumptions.

Florida property research

Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.

Curated research, not a live MLS feed. Confirm availability, legal use, income and expenses.