Renovated 12-Unit Apartment
For Sale
Under Contract
$2,250,000
1785 SW 13th Street, Miami, FL 33145
MULTI_FAMILY - Miami, FL
Property Size8,899 SF
Lot Size0.29 Acres
Price / SF$252.84
Days on Market359
Property Features for 1785 SW 13th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
T3R
Parking
12
Parking features
Guest, On Street
Fencing
Fenced
Lot features
Corner Lot, Oversized Lot
Subdivision
2410
Standard status
Active Under Contract
APN
0141100640480
Size
8,899 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
10 54 41 SOUTH SHENANDOAH PB 11-64 LOTS 13 & 14 BLK 4 LOT SIZE 107.000 X 118 OR 15247-1363 0991 4
Tax Annual Amount
28447
Legal Description
10 54 41 SOUTH SHENANDOAH PB 11-64 LOTS 13 & 14 BLK 4 LOT SIZE 107.000 X 118 OR 15247-1363 0991 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1928
Floors in Building
3
Number of units
12
Flooring type
Vinyl
Building materials
Block
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Steven M. Grossman, PA · License #3372785
(305) 319-0879
Added: Aug 13, 2025
Changed: Aug 5
Last Checked: Aug 6 at 3:06AM
MLS# F10519433
Copyright © 2026 BeachesMLS. 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 renovated 12-unit apartment building offers one-bedroom, one-bathroom residences with living rooms, dining areas, and kitchens, with double-height ceilings. The property is constructed with block walls and features vinyl flooring. Recent updates include updated plumbing and electrical systems, newer wall-mounted A/C units, and a new roof installed in 2021. A 40-year recertification was completed in 2018.
Set on a fenced corner lot totaling 0.29 acres (12,626 SF), the building provides on-street and guest parking options. Zoning is T3R. Utilities include cable availability, with public water and public sewer service.
The building was originally constructed in 1928 and continues to operate as a multifamily income property with a focus on renovated core systems and updated building components.
Set on a fenced corner lot totaling 0.29 acres (12,626 SF), the building provides on-street and guest parking options. Zoning is T3R. Utilities include cable availability, with public water and public sewer service.
The building was originally constructed in 1928 and continues to operate as a multifamily income property with a focus on renovated core systems and updated building components.
Key Highlights
- Corner lot totaling 0.29 acres (12,626 SF) with fenced perimeter
- 12 one‑bedroom, one‑bath apartment units with double‑height ceilings
- Updated plumbing and electrical systems plus newer wall‑mounted A/C units
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $320.4k | $36.00 |
| − Vacancy | −$21.5k | −$2.41 |
| EGI | $298.9k | $33.59 |
| − OpEx | −$134.5k | −$15.11 |
| NOI | $164.4k | $18.47 |
8,899 SF · lease $36.00/SF/yr · vacancy 6.70% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$2.35M
$2.05M – $2.74M
NOI $164,395 @ 7.0% cap · market cap 7.31%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.01M
$5.26M – $7.01M
NOI $420,482 @ 7.0% cap · market cap 18.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
1,986
Businesses Nearby
Explore this area
Business Placement
Demographics for 33145, FL
29,737
Population
12,773
Households
2.3
Avg Household Size
44
Median Age
42%
College-Educated
85%
High-School Grad
2.5 sq mi
ZIP Area
11,895
Density / Sq Mi
$70,592
Median Household Income
$43,039
Median Earnings
$1,769
Median Rent
$560,300
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?
Apartment building - 12-unit apartment building on a fenced corner lot, zoned T3R, with wall/window A/C units.
Where is this apartment building located?
The property is located at 1785 SW 13th Street Miami, FL.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Corner lot totaling 0.29 acres (12,626 SF) with fenced perimeter; 12 one‑bedroom, one‑bath apartment units with double‑height ceilings; Updated plumbing and electrical systems plus newer wall‑mounted A/C units
