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+4 photosLuxury home — 1866 SW 25th Terrace · Natoma Park · Miami
$1,250,000
1866 SW 25th Terrace, Miami, FL 33133
Miami, FL, 33133
— bd · — ba · 1,561 sqft
Listed by RE/MAX 360 Real Estate
1866 SW 25th Terrace, Miami, FL 33133
Listed by RE/MAX 360 Real Estate
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Estimated monthly payment
$8,419/mo
Income & expenses
3 units| Building totals | Monthly | Annual |
|---|---|---|
| Gross rental income | $5,400 | $64,800 |
| Operating expenses (est.) | $2,311 | $27,730 |
| Net operating income (est.) | $3,089 | $37,070 |
Expenses include estimated taxes, insurance, HOA and the 10% vacancy, repairs and management allowance. Loan payments are separate.
Yearly rent
$64,800
Property taxes after sale
$15,000
Florida average estimate
Insurance estimate
$6,250
South Florida average insurance estimate
Cap rate — optimistic
3.48%
NOI $43,550/yr
Rent minus taxes, insurance and HOA.
Cap rate — conservative
2.97%
NOI $37,070/yr
Also minus 10% for vacancy, repairs and management.
Cash flow with a loan
Conservative net operating income minus a 30-year loan payment at the price tested above.
Rent figures come from the listing. Taxes are estimated at the tested price, since Florida taxes reset on sale. Planning estimate only, not a quote. Actual premiums depend on roof age, wind mitigation, flood zone, claims history and the carrier. Verify all income and expenses with the seller's rent roll before writing an offer. Estimate only, not guaranteed. Verify before you buy or sell.
Know your costs before you buy
Work through three numbers: your estimated monthly payment, the cash needed at closing, and insurance & flood.
Estimated monthly payment $8,419/mo · principal, interest, taxes, insurance and HOA. Verify before you buy.
Cash to close includes the down payment, lender and title costs, taxes, insurance prepayments and escrow deposits. Editable estimate only.
Insurance and flood: Zone not provided · verify insurance quotes before buying.
About this home
Find similar homesHABU UNDERLINE – ±4,668 SF T5-R infill development site backing onto the Metrorail corridor along The Underline's planned route, between Brickell and Coconut Grove. Plans submitted to the City of Miami for two 3-story luxury townhomes of ±2,450 SF each; civil, structural, MEP and landscape consultants engaged. Full approval targeted Q1 2027. Existing 3-unit building generates approx. $5,400/mo to offset carry during entitlements. Ideal for a builder or end-developer seeking an advanced predevelopment position in 33133. OM, plans and renderings available with signed CA. Renderings conceptual and subject to approvals; buyer to verify all information. Listing broker holds an ownership interest in the property.
Why we flagged this one
A transparent review of current MLS facts—not a paid placement.
Price reduced 22%
The seller has come down from $1,600,000 to $1,250,000 — a $350,000 reduction since it came on the market.
275 days on market
Longer time on market usually means the seller is more open to negotiating on price and terms.
Price reductions and days on market come from this listing's MLS record. This is an initial market signal, not a formal appraisal or full comparable market analysis.
Property Details
Your costs (est.)
≈ $8,419/mo
1866 SW 25th Terrace, Miami, FL 33133 · Miami
Location
1866 SW 25th Terrace, Miami, FL 33133
What buyers ask about this home
What are the estimated monthly carrying costs at 1866 SW 25th Terrace, Miami, FL 33133?+
Property tax (after sale): $1,543/month est.; homeowners insurance: $391/month est.; HOA: $0/month. Fixed ownership costs before a mortgage: $1,933/month est. Principal and interest: $6,486/month; PMI: $0/month. Total for the payment scenario shown: $8,419/month est. Flood insurance is not included. Estimate only, not guaranteed. Verify before you buy or sell.
Will property taxes go up after I buy 1866 SW 25th Terrace, Miami, FL 33133?+
Usually yes. In Florida the assessed value resets to market value in the year after a sale, so the seller's current tax bill is rarely what a new owner pays. Budget roughly 1.8–2.0% of the purchase price annually until you file for homestead exemption and the Save Our Homes cap (or the 10% non-homestead cap) starts limiting increases.
Does 1866 SW 25th Terrace, Miami, FL 33133 need flood insurance, and what drives the premium?+
Most of Miami sits in a FEMA flood zone, and lenders require flood coverage in high-risk zones. Premiums are driven by elevation certificate, flood zone, roof age and shape, and whether the home has impact windows or accordion shutters. Ask for the current declarations page, the four-point inspection and wind mitigation report early — they set your real cost of ownership.
What should an inspection focus on for a home like 1866 SW 25th Terrace, Miami, FL 33133?+
In coastal South Florida, prioritize roof age and permit history, whether windows and doors are impact-rated, the seawall and dock condition on waterfront lots, drainage and elevation, plumbing type (cast iron and polybutylene are common in homes of this era), and any open or expired permits with the city. These items, not cosmetics, drive both price and insurability.
Is there room to negotiate on 1866 SW 25th Terrace, Miami, FL 33133?+
This listing has been on the market 275 days. Leverage comes from days on market, price history, comparable closed sales and the seller's motivation — not from a fixed percentage. I pull the full history and the true comps before we write, so the offer is built on what the property is actually worth today. Call or text (954) 562-1798 for that analysis.
Neighborhood & Commute
Miami. Distinct neighborhoods, local dining and shopping, with downtown, Brickell and MiamiCentral as everyday destinations.
Approximate Drive Times
Drive times are estimates based on straight-line distance at typical South Florida traffic speeds. Actual times vary with traffic and routing.
Assigned schools for this address
Zone boundaries published by Miami-Dade County Public Schools.
Other options for this address
Sports Leadership And Management Charter School Middle Scho
Middle school · Charter · Grades 6–8 · Miami
Sports Leadership Arts Management Charter High School
High school · Charter · Grades 9–12 · Miami
School assignment is set by the district and can change. Always confirm the zoned school with the district before you buy.
Simon Gedz
Realtor® since 1995
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