Updated Duplex with Two
New
For Sale
$705,000
11161 SW 7 St, Sweetwater, FL 33174
Residential Income, Sweetwater, FL
Property Size1,857 SF
Lot Size0.14 Acres
Price / SF$379.64
Days on Market3
Property Features for 11161 SW 7 St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 4
Parking
5
Window features
Drapes, Blinds
Subdivision
SWEETWATER GROVES .14 AC
Lot features
< 1/4 Acre
Directions
GPS
Standard status
Active
APN
25-40-06-001-0103
Size
1,857 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SWEETWATER GROVES PB 8-50 LOT 17 BLK 5 LOT SIZE 50.000 X 125 F/A/U 25-4006-001-0120 OR 17056-3110 0196 1 COC 23442-2072 02 2005 1
Tax Annual Amount
14757
Legal Description
SWEETWATER GROVES PB 8-50 LOT 17 BLK 5 LOT SIZE 50.000 X 125 F/A/U 25-4006-001-0120 OR 17056-3110 0196 1 COC 23442-2072 02 2005 1
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1972
Floors in Building
1
Flooring type
Tile, Laminate, Tile - Ceramic
Building materials
Block
Roof type
Tile
Listing Agency:
Glass Land Acquisition
(305) 270-8980
Listed By:
Iden Nazario · License #3308815
(954) 257-2831
Added: Sep 18
Last Checked: Sep 20 at 3:06PM
MLS# A12091411
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 duplex contains two separate residences totaling approximately 1,857 square feet of living area. The front unit has two bedrooms and one bathroom, along with a renovated kitchen, new flooring, and other updates. Across both units, the property offers five bedrooms and three bathrooms, creating flexibility for rental use, extended living arrangements, or owner occupancy with additional space.
Built in 1972, the block construction property sits on a 6,205-square-foot lot. Features include tile and laminate flooring, central heating, central air, ceiling fans, a tile roof, public water, and a septic tank. The property is located near FIU, shopping, dining, schools, transportation, and major highways in Sweetwater, Florida.
Built in 1972, the block construction property sits on a 6,205-square-foot lot. Features include tile and laminate flooring, central heating, central air, ceiling fans, a tile roof, public water, and a septic tank. The property is located near FIU, shopping, dining, schools, transportation, and major highways in Sweetwater, Florida.
Key Highlights
- Two separate units with 5 bedrooms and 3 bathrooms total
- Approximately 1,857 SF of living area on a 6,205 SF lot
- Front unit includes 2 bedrooms, 1 bathroom, and a renovated kitchen
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
$30,956
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
4.39%
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%
$619,120
$619.1K
Cap Rate 7%
$442,229
$442.2K
Cap Rate 9%
$343,956
$344.0K
Market Conditions
NOI Build-Up for 1,857 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
$46.8K $25.20/SF
− Vacancy
−$2.6K −$1.39/SF
EGI
$44.2K $23.81/SF
− OpEx
−$13.3K −$7.14/SF
NOI
$31.0K $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%
$619,120
Cap Rate 7%
$442,229
Cap Rate 9%
$343,956
Alternative Uses
Best Use
Multifamily LT 5
$442.2K
$387.0K – $515.9K
NOI $30,956 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$408.0K
$357.0K – $476.0K
NOI $28,559 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$942.1K
$824.4K – $1.10M
NOI $65,949 @ 7.0% cap · market cap 9.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,927
Businesses Nearby
Explore this area
Business Placement
Demographics for 33174, FL
32,962
Population
11,474
Households
2.9
Avg Household Size
42
Median Age
29%
College-Educated
75%
High-School Grad
3.1 sq mi
ZIP Area
10,633
Density / Sq Mi
$59,599
Median Household Income
$30,210
Median Earnings
$1,786
Median Rent
$379,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two-unit residential property with a renovated kitchen, separate living areas, and rental-income flexibility.
Where is this duplex located?
The property is located at 11161 SW 7 St Sweetwater, FL.
What is the asking price?
The asking price for this property is $705,000.
What are key features of this property?
This property features: Two separate units with 5 bedrooms and 3 bathrooms total; Approximately 1,857 SF of living area on a 6,205 SF lot; Front unit includes 2 bedrooms, 1 bathroom, and a renovated kitchen
