Duplex with Private
For Sale
Under Contract
$1,700,000
10650 SW 77th Ct, Pinecrest, FL 33156
Residential Income, Pinecrest, FL
Property Size4,007 SF
Price / SF$424.26
Days on Market34
Property Features for 10650 SW 77th Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 6, Bathroom 4, Bedroom 2
Parking
4
Security features
Security
Window features
Blinds
Patio and Porch features
Porch
Exterior features
Enclosed Porch, Security/High Impact Doors
Subdivision
PALMETTO DUPLEXES ADDN NO
Lot features
1/4 to 1/2 Acre Lot, Sprinkler System
Standard status
Active Under Contract
APN
20-50-10-037-0060
Size
4,007 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
PALMETTO DUPLEXES ADDN NO 1 PB 90-84 LOT 11 BLK 1 LOT SIZE 100.000 X 135 OR 14563-2792 0590 1 F/A/U 30-5010-037-0060
Tax Annual Amount
16103
Legal Description
PALMETTO DUPLEXES ADDN NO 1 PB 90-84 LOT 11 BLK 1 LOT SIZE 100.000 X 135 OR 14563-2792 0590 1 F/A/U 30-5010-037-0060
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Water front
1
Amenities
screened patio
indoor laundry room
private dock
impact windows
metal roof
whole-house generator
Building Details
Year built
1972
Floors in Building
1
Flooring type
Tile, Laminate
Building materials
Block
Roof type
Metal
Listing Agency:
BHHS EWM Realty
(305) 960-2400
Listed By:
Drew Kern · License #0628522
(305) 329-7744
Added: Jul 18
Changed: Aug 19
Last Checked: Aug 20 at 1:06AM
MLS# A12054803
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This well-maintained duplex offers two spacious units, each with three bedrooms and two bathrooms. The layout includes formal living and dining rooms, a family room, an indoor laundry room, and a screened patio. Exterior features include an enclosed porch and security/high-impact doors, supported by thoughtful upgrades such as impact windows, a metal roof, and a whole-house generator. Inside, the home uses block construction with laminate and tile flooring. Central electric cooling and central electric heating provide comfort throughout.
The property sits on a canal and includes a private dock. Utilities include cable availability, public water service, and a septic tank sewer system. Built in 1972, the duplex also provides ample on-site parking for residents and guests.
Overall, the configuration supports flexible occupancy, with the ability to live in one unit while generating rental income from the other.
The property sits on a canal and includes a private dock. Utilities include cable availability, public water service, and a septic tank sewer system. Built in 1972, the duplex also provides ample on-site parking for residents and guests.
Overall, the configuration supports flexible occupancy, with the ability to live in one unit while generating rental income from the other.
Key Highlights
- Two‑unit duplex with two 3‑bedroom, 2‑bath layouts
- Private dock on a canal with screened patio
- Impact windows plus security/high‑impact doors
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$66,796
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.93%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,335,920
$1.3M
Cap Rate 7%
$954,229
$954.2K
Cap Rate 9%
$742,178
$742.2K
Market Conditions
NOI Build-Up for 4,007 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$101.0K $25.20/SF
− Vacancy
−$5.6K −$1.39/SF
EGI
$95.4K $23.81/SF
− OpEx
−$28.6K −$7.14/SF
NOI
$66.8K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,335,920
Cap Rate 7%
$954,229
Cap Rate 9%
$742,178
Alternative Uses
Best Use
Multifamily LT 5
$954.2K
$835.0K – $1.11M
NOI $66,796 @ 7.0% cap · market cap 3.93%
Second Best
Apartment 5plus
$880.4K
$770.3K – $1.03M
NOI $61,625 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,304 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
854
Businesses Nearby
Explore this area
Business Placement
Demographics for 33156, FL
34,036
Population
13,215
Households
2.6
Avg Household Size
42
Median Age
66%
College-Educated
97%
High-School Grad
13.9 sq mi
ZIP Area
2,449
Density / Sq Mi
$134,720
Median Household Income
$66,117
Median Earnings
$1,936
Median Rent
$1,063,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex featuring impact windows, metal roof, and a private dock on a canal.
Where is this duplex located?
The property is located at 10650 SW 77th Ct Pinecrest, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Two‑unit duplex with two 3‑bedroom, 2‑bath layouts; Private dock on a canal with screened patio; Impact windows plus security/high‑impact doors
