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Redevelopment research · Miami · Miami-Dade County

2765 NW 17th Ter, Miami

Six existing apartments are advertised fully leased, plus rented parking. Current rent and NOI are not disclosed. The broker markets a concept for up to 42 units; approvals and Live Local eligibility are unverified.

Recorded status: Broker page reported active; recheck availability. Source observed: .

A dated record does not confirm that a property is currently for sale. Listing locality and reported unit counts require verification.

Recorded asking price
$1,625,000
Reported units
6
Reported area
4,577 sq ft
Source-reported annual rent
Not reported
Seller-reported annual NOI
Not reported
Reported unit mix
Six reported existing units: four 1-bedroom and two 3-bedroom apartments. The offering is the whole property, not one condo or a four-unit package.

Financial figures observed 2026-10-01. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.

What needs verification

  • The listing category says quadruplex, while both descriptions specify six apartments; confirm legal units.
  • Published total area is 4,577 SF versus approximately 3,993 SF in the narrative. Reconcile measured and permitted area.
  • The 42-unit concept, T6-8-O zoning and Live Local claim require municipal confirmation.
  • Public tax figures conflict; no tax, rent or NOI amount is entered.
Source evidence and diligence

Sources

Questions to resolve

  • Obtain the six leases, parking agreements and trailing operating statement.
  • Confirm folio 01-3133-008-0340, legal units, survey and the 13,275 SF lot.
  • Request a zoning analysis, development capacity and approval path before pricing the concept.
How siEarn separates facts, estimates and unknowns
Refine your searchAll South Florida · 2–4 units · Price & buying plan1 active
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35 properties

Compare cap rates and property upside. Open a brief for the evidence.

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

Midtown East · Key West

Check affordability
2 reported units1,694 SFNo map point

Public listing source · Sep 25, 2026

Modeled cap rate
4.5%
Modeled annual NOI
$44.49K
Asking $/SF
$590
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% annual cash return · 0.3 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $3,478/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $999,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

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

Normandy Isle · Miami Beach

Check affordability
4 reported units3,024 SF

Public listing source · Sep 25, 2026

Modeled cap rate
2.8%
Modeled annual NOI
$38.77K
Asking $/SF
$460
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% annual cash return · 1.8 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $2,971/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $1,390,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

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

North Beach · Miami Beach

Check affordability
4 reported units4,458 SF

Public listing source · Sep 25, 2026

Modeled cap rate
2.6%
Modeled annual NOI
$36.62K
Asking $/SF
$314
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% annual cash return · 2.0 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $2,788/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $1,400,000 purchase-price assumption. This is an estimate, not seller-verified income. 13 inputs match editable planning allowances, 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. 13 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

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

Normandy Isle · Miami Beach

Check affordability
4 reported units3,492 SF

Public listing source · Sep 25, 2026

Modeled cap rate
2.5%
Modeled annual NOI
$41.71K
Asking $/SF
$487
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% annual cash return · 2.1 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $3,185/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $1,700,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

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

Ojus · North Miami Beach

Check affordability
2 reported units1,911 SF

Public listing source · Sep 25, 2026

Modeled cap rate
2.4%
Modeled annual NOI
$17.84K
Asking $/SF
$382
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% annual cash return · 2.1 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $1,350/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $730,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

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

Dolphin Isles · Fort Lauderdale

Check affordability
2 reported units2,271 SF

Public listing source · Sep 25, 2026

Modeled cap rate
1.3%
Modeled annual NOI
$18.6K
Asking $/SF
$614
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% annual cash return · 3.1 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $1,370/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $1,395,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

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

Winston Park · Key Largo

Check affordability
2 reported units3,794 SF

Public listing source · Sep 25, 2026

Modeled cap rate
0.8%
Modeled annual NOI
$5.28K
Asking $/SF
$179
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% annual cash return · 3.7 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $331/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $680,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

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

Mid-Beach · Miami Beach

Check affordability
4 reported units3,474 SF

Workbook · not rechecked · Sep 22, 2026

Modeled cap rate
2.4%
Modeled annual NOI
$56.76K
Asking $/SF
$676
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% annual cash return · 2.1 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $4,357/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $2,350,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/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.

1791 Marseille Dr: listing photo 1
Multifamily
$1.81Masking$467/SFEstimate

Normandy Isle · Miami Beach

Check affordability
4 reported units3,872 SF

Workbook · not rechecked · Sep 22, 2026

Modeled cap rate
1.7%
Modeled annual NOI
$30.55K
Asking $/SF
$467
Est. cash flow / mo · cash
$2,279
Target purchase price · 6% cap$818,983$991,017 below asking · 54.8% 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.

1.4% annual cash return · 2.8 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated surplus of $2,279/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $1,810,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

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

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 $/unit · $452.5K. 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: $2,279 / month; downside: $1,285 / month.

244 NW 32nd St: listing photo 1
Multifamily
$1.18MaskingEstimate

Wynwood Norte / near Mana · Miami

Check affordability
3 reported units

Public listing source · Sep 28, 2026

Modeled cap rate
-0.1%
Modeled annual NOI
-$1.22K
Est. cash flow / mo · cash
-$222
Target purchase price · 6% cap$278,342$896,658 below asking · 76.3% 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.

-0.2% annual cash return · 4.4 points below benchmark
4.2% Treasury reference · 2026-09-28

Estimated shortfall of $222/mo at the source asking price.

How these numbers work

Modeled cap rate. Your annual NOI scenario divided by your $1,175,000 purchase-price assumption. This is an estimate, not seller-verified income. 14 inputs match editable planning allowances, 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. 14 inputs match editable planning allowances, not verified expenses or market quotes.

Asking $/SF. Needs asking price and reported property square feet.

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 $/unit · $391.67K. 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: -$222 / month; downside: -$734 / month.

730 84th St: listing photo 1
Multifamily
$1.25Masking$507/SF

North Beach · Miami Beach

Needs inputs
4 reported units2,464 SF

Public listing source · Sep 29, 2026

Asking $/SF
$507
Target purchase price · 6% capNeeds inputsReview rent and operating inputs
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.

Needs inputs annual cash return · needs inputs
4.2% Treasury reference · 2026-09-28

Whole-property rent is missing; net cash flow remains unknown.

How these numbers work

Cap rate. Needs current NOI or a complete income and expense scenario.

Annual NOI. Operating income after expenses, before financing and capital reserves. Needs an operating statement or a complete scenario.

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

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 $/unit · $312.5K. 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.

1 model inputs still needed.

1170 71st St: listing photo 1
Multifamily
$1.3Masking$346/SF

Normandy Isle · Miami Beach

Needs inputs
4 reported units3,759 SF

Public listing source · Sep 25, 2026

Asking $/SF
$346
Target purchase price · 6% capNeeds inputsReview rent and operating inputs
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.

Needs inputs annual cash return · needs inputs
4.2% Treasury reference · 2026-09-28

Whole-property rent is missing; net cash flow remains unknown.

How these numbers work

Cap rate. Needs current NOI or a complete income and expense scenario.

Annual NOI. Operating income after expenses, before financing and capital reserves. Needs an operating statement or a complete scenario.

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

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 $/unit · $324.75K. 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.

1 model inputs still needed.

Showing 12 of 35Dated research

Estimates use editable assumptions.

South Florida property research

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