WorkspaceDiscoverSingle-family · Miami · Miami-Dade County
1110 NW North River Dr, Miami
Single-family home with listing-reported 98 feet of Miami River frontage, deck and private dock. Four bedrooms and three bathrooms.
Recorded status: Broker page reports active sale; recheck availability. Checked: .
Dated listing record · recheck availability and legal unit count.
- Est. gross yield at asking
- 0.9% Estimate · rent potential ÷ asking price
- Asking price
- $4,995,000
Rent potential · Estimate: $3,599/moBroad HUD benchmark, not property-specific market rent or current collections.
- Estimated annual NOI
- -$74,861 Before debt and capital reserves
- Estimated cap rate
- -1.5% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- -$6,346 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 | $3,599 | HUD-based planning rent |
| 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) | 2% | Matches planning allowance |
| Annual insurance | $7,609 | Matches planning allowance |
| Annual owner-paid utilities | $1,200 | Matches planning allowance |
| Monthly HOA or condo fees | $100 | Matches planning allowance |
| Other annual operating expenses | $600 | 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
One single-family house.
- Reported units
- 1
- Reported listing area
- 2,195 sq ft
- Reported year built
- 1940
- Asking / reported sq ft
- $2,276
Broker info & key considerations To confirm
- Contributing historic structure. In 2021 the River Commission recommended denying the 1100–1110 T4-to-T5 rezoning, 12–0. That historical recommendation is not a final City decision or current zoning determination; verify preservation restrictions and current approvals.
- River frontage and dock claims are listing-reported, not independently surveyed. Confirm parcel boundaries, title, seawall condition, dock permits and navigational restrictions.
- Public page observed November 6, 2026, not live MLS. Price, availability and permitted use need current confirmation.
Source evidence and diligence
Financial figures observed Nov 6, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Displayed whole-property scheduled rent × 12 divided by source asking price, not your saved offer. HUD-based planning rent: FY2027 HUD FMR for Miami-Miami Beach-Kendall, FL HUD Metro FMR Area (METRO33100MM5000), effective October 1, 2026. Documented bedrooms per offered unit: 4. Published gross housing benchmark $3,749/month includes major utilities, excluding phone, cable/satellite TV and internet. Subtract $150/month ($150/unit) for assumed tenant-paid electricity; remaining owner-paid services use the separate displayed utility budget. This electricity amount is editable budgeting policy, not a verified allowance or conservative bound. Replace scheduled rent and utility inputs with leases, payer terms and local bills. The adjusted $3,599/month is a full-occupancy scenario, not a rental appraisal, lease offer, subsidy payment standard or eligibility decision. Full-occupancy potential before vacancy, operating costs, financing and income tax; not current collections, cap rate or cash return.
Sources
- Exact sale listing · public page reviewed November 6, 2026Source observation · Nov 6, 2026
- Historical preservation context · current approvals unverifiedSource observation · Nov 6, 2026
Questions to resolve
- Verify parcel/title survey, river boundary, seawall and dock permits, flood exposure and environmental risks.
- Obtain current zoning and historic-preservation review before underwriting redevelopment.
Similar properties
- 668 NW North River Dr, Miami: house, asking $4,950,000
- 1236 Michigan Ave, Miami Beach: house, asking $1,500,000
- 1460 Marseille Dr, Miami Beach: house, asking $890,000
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