1 / 31616 NE 193rd St, Miami FL 33179
Miami, FL
List Price
$745,000
Type
Single Family
Bedrooms
3
Bathrooms
3
Price / SqFt
$379/sqft
Price reduction
2% below original list — was $760,000
Est. equity
-72%
Comp ARV
$654,000
Max offer
$165,345
From the listing
3-BED/2.5-BATH Single-Family Home with Serene Water Views in the desirable Aventura Isles community! Beautiful kitchen with a large center island and modern stainless steel appliances. The open-concept layout is complemented by high ceilings and an abundance of natural light. Enjoy breathtaking lake views from the backyard, which has ample space to build your own swimming pool. Experience resort-style living with access to a community pool, playgrounds, scenic walking trails, and tennis courts—all within a secure, 24/7 gated neighborhood. Conveniently located near top-rated schools, premier shopping, and fine dining. Sold as-is. Don't miss this opportunity—come see it today!
Property Information
- Square Feet
- 1,965
- Units
- 1
- Days on Market
- 445
- Status
- active
Location
- County
- Miami-Dade County
- Zip Code
- 33179
- Coordinates
- 25.9534, -80.1884
Represented by Academia
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Why this deal
- 2% off original list price
- Value-add opportunity
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
42/100
Thin
is scored →
~-72% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
2.0% off original list (full marks at 25%+).
445 days on market (full marks at 120+ — more time = more leverage).
Strong motivation language (as-is, short sale, foreclosure, estate, or heavy reno).
A screen of the public MLS data we have — not an appraisal, valuation, or investment advice.
Deal scorecard
How four stakeholders read this deal
Risks
- Negative estimated equity — buying above estimated ARV, verify comps
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
- conventional financing unlikely; cash or hard-money only
What a super-investor sees
Investor
Investor equity estimate based on ARV from closed MLS comps minus list price and estima…
- Negative estimated equity — buying above estimated ARV, verify comps
What a bank sees
Lender / financing
Lender financeability estimate based on list price, ARV, and condition signals. renovat…
- conventional financing unlikely; cash or hard-money only
- thin equity — lender-unfriendly LTV (≈ 114% of ARV)
What an insurer sees
Insurance / 4-point
insurability v1. Miami-Dade is entirely within the HVHZ (High-Velocity Hurricane Zone) …
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
What a GC / AHJ sees
Permits / condition
Permit data from Miami-Dade public records; may lag; verify open permits with the AHJ. …
4-point — last permit
- Roofnone
- Electricalnone
- Plumbingnone
- HVACnone
Estimates from public data — not an appraisal, insurance quote, or financing commitment. Insurability as of 2026-07-24. Verify with licensed professionals.
Deal calculator
Value-add deal calculator
616 NE 193rd St, Miami FL 33179, Miami, FL
Comp-based ARV — 8 closed comp(s), medium confidence.
Recommended max offer
$165,345
Room vs list (above list)
$579,655
Est. equity
-$470,655
-72% of ARV, at list
ROC at list
-42%
Est. all-in at list
$1,124,655
list + rehab + txn + carry
70% rule MAO
$175,300
Estimates only — not investment advice or an offer. ARV is drawn from recent closed comps; rehab from a rate-card range. Verify ARV, rehab, and all costs with a licensed professional before acting.
The comps behind the ARV
$654,000 after-repair value
5 recent closed sales nearby · medium confidence · range $614,000–$772,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 650 NE 193rd Ter, Miami FL 33179renovated0.1 mi | $710,000 | $393 | 2026-04-28 |
| 678 NE 191st Ter, Miami FL 33179renovated0.2 mi | $669,000 | $318 | 2026-05-19 |
| 723 NE 193rd St, Miami FL 331790.1 mi | $620,000 | $316 | 2026-04-30 |
| 772 NE 191st Ter, Miami FL 33179renovated0.2 mi | $605,000 | $313 | 2026-05-27 |
| 901 NE 191st St, Miami FL 331790.3 mi | $740,000 | $348 | 2026-06-15 |
Comparable data, not an appraisal. ARV is the median closed $/sqft of these comps applied to this home's size. Verify condition, location, and adjustments independently.