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South Florida research

Multifamily · Miami · Miami-Dade County

905 SW 13th Ct, Miami

Four apartments across two buildings, marketed as remodeled in 2025 with four electric meters and partial furnishings. Listed October 7 at $2.2M; 3,400 SF and $17,147 historical annual tax are published.

Recorded status: Public listing page: active. Checked: .

Dated listing record · recheck availability and legal unit count.

Asking price
$2,200,000

Unit mix & possession

Four separate apartments across two buildings. Bedroom mix, current rents and lease terms are not published.

Reported units
4
Reported listing area
3,400 sq ft
Reported year built
1935
Asking / reported sq ft
$647
HOA / month
$0
Historical property tax / year
$17,147
HOA + historical tax / month
$1,429
CALCULATED FROM REPORTED FIGURES

$1,429/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

A newly listed four-apartment building with separate electric meters and a claimed recent remodel is worth checking for operating efficiency. Income is not yet established.

LISTING AGENT’S DESCRIPTION · SUMMARY

Four separate apartments across two buildings. Bedroom mix, current rents and lease terms are not published.

Four apartments across two buildings, marketed as remodeled in 2025 with four electric meters and partial furnishings. Listed October 7 at $2.2M; 3,400 SF and $17,147 historical annual tax are published.

The broker describes a legal fourplex and a 2025 remodel; permits and unit approvals have not been reviewed.

Listed by Ugarit Realty · observed Oct 8, 2026Read the full agent description at Miami City Realty ↗
Broker info & key considerations To confirm

Rental comparison · income needs review

Obtain current leases, rent ledger, deposits and trailing operating expenses.

  • The broker describes a legal fourplex and a 2025 remodel; permits and unit approvals have not been reviewed.
  • Rent roll, occupancy and operating costs are needed to establish returns.
Source evidence and diligence

Financial figures observed Oct 8, 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

  • Obtain current leases, rent ledger, deposits and trailing operating expenses.
  • Verify legal units, permits, title and possession terms.
  • Obtain buyer tax and property-specific insurance estimates.
How siEarn separates facts, estimates and unknowns
Refine your searchAll South Florida · 2–4 units · Price & buying plan
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County lookup covers Miami-Dade. Address research can also check public sources elsewhere in South Florida.

Research public listings, rental evidence, HOA, assessments and property risks with OpenAI. Only the address and city are sent; your buying plan stays private. Check source dates and confirm the exact unit.

43 properties

Compare income, cash flow and risks.

Showing 43 of 86 researched properties under these filters. County inventory is a separate record collection.

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
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 8, 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 8, 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

Check affordability
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.

Open brief
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

Check affordability
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.

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

1791 Marseille Dr

Normandy Isle · Miami Beach

Estimated surplus of $2,279/mo at the asking price.Estimate · All cash

Check affordability
4 reported units3,872 SF

Workbook · not rechecked · Sep 22, 2026

Gross rental yield
5.9%
Rent ÷ asking price
Modeled cap rate
1.7%
Modeled annual NOI
$30.55K
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% estimated annual cash return · 66.4% 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 $1,810,000 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 · $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.

Open brief
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