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FOR_SALEExcellent Deal45 days on market

642 86th St

642 86th St, Miami Beach, FL 33141, Miami Beach, FL 33141
$699,000

Listing Price

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642 86th St, Miami Beach, FL 33141
Loc: Miami Beach, FL
Days Listed
45
Tax Assessed
$465k
Lot Size
2,501 sqft
Type
single family

More Than Just a Property

We believe a home extends beyond its walls. That's why we help you explore the pulse of the community—from top-rated schools to essential emergency services. Your safety, well-being, and connection to the neighborhood matter to us.

4.9
Safety Score
A+
Schools
Haven Underwritten Market·Moderate (1.10 - 1.24x)

Miami, FL Investment Analysis (2026)

Cap Rate Range: 5.4% - 6.6% · Median Rent: $3,400/mo · Effective Tax: 0.91%

Open Miami Market Underwrite

Property Overview

A stunning investment opportunity in a prime location. This property features modern amenities, spacious living areas, and strong rental potential.

Features & Amenities

Open Floor PlanHardwood FloorsModern KitchenStainless Steel AppliancesCentral Heat/AirLarge BackyardParkingNear Transit

Haven AI Verdict

Recommendation
Pending...
Confidence Score: 0/10
Exercise caution due to potential market volatility.
Cap Rate
7.67%
Total ROI
28.0%
Cash Flow
$933/mo
DSCR
1.26
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10-Year Price Projection

Nathaniel Pitchon-Getzels Logo
Getzels Group
Haven Team
CalRE #01884947
Call / Text
818.535.5337

Property Specs

Beds
2
Baths
2
Sq Ft
1,080
Institutional Underwriting Ledger

Investment Numbers & Operating Model

Standardized cash flow underwriting modeled with state tax schedules, regional insurance hazard risk, and disciplined operating reserves.

Data Sources:MLS List Price: $699,000Rent Basis: Modeled Estimate ($5,592/mo)State Tax Benchmark: 0.98% (FL)Hazard Reserve: $350/mo
Haven ScoreRisky
2/ 10

Multi-factor yield grade

Cap Rate (Unleveraged)
6.14%

NOI: $42,910/yr

Cash-on-Cash Yield
-0.4%

On $160,770 invested

DSCR Ratio
0.99x

Negative debt coverage

5-Yr Leveraged ROI
+92.3%

Equity + cumulative cash

Financing Scenario Controls
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Monthly Cash Flow Breakdown

Monthly Operating Deductions
Property Taxes (0.98% of basis)-$380/mo
Homeowner / Hazard Insurance-$350/mo
Vacancy Reserve (5% of rent)-$280/mo
Repairs & Maintenance (10% of rent)-$559/mo
Property Management (8% of rent)-$447/mo
Total Pure Operating Expenses-$2,016/mo
Net Investor Cash Flow
Gross Scheduled Rent+$5,592/mo
Less: Operating Expenses-$2,016/mo
Net Operating Income (NOI)+$3,576/mo
Less: Debt Service (30yr @ 6.75%)-$3,627/mo
Net Cash Flow
$-51/mo
$-613/year
Underwrite with Acquisition CalculatorsTransfer this property's exact numbers into dedicated underwriting tools:
DSCR Tool
Loan qualification
Rental Cash Flow
6-month reserves
Leveraged ROI
10-year compounding
Deal Scorecard
1% Rule test
Pure NOI
Operating ratios

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642 86th St | Miami Beach, FL | Haven AI Analysis | Haven by ScoutHavens