Block Duplex with Central
For Sale
$1,100,000
1872 SW 9th St, Miami, FL 33135
Residential Income, Miami, FL
Property Size1,960 SF
Price / SF$561.22
Days on Market45
Property Features for 1872 SW 9th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3
Parking
4
Subdivision
SHENANDOAH
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-10-063-3150
Size
1,960 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
SHENANDOAH PB 8-90 LOT 4 BLK 22 LOT SIZE 50.000 X 118 OR 11031-953 0281 1 COC 26098-0639 10 2007 5
Tax Annual Amount
14737
Legal Description
SHENANDOAH PB 8-90 LOT 4 BLK 22 LOT SIZE 50.000 X 118 OR 11031-953 0281 1 COC 26098-0639 10 2007 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1935
Floors in Building
2
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Barrel
Listing Agency:
Douglas Elliman
(305) 695-6070
Listed By:
Ricky Alietti · License #3353806
(747) 254-3884
Added: Jul 18
Changed: Aug 26
Last Checked: Aug 31 at 2:06AM
MLS# A11927023
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 1,960 square feet with four bedrooms and two bathrooms. The 1935 construction features block materials, a barrel roof, ceramic tile flooring, electric heating, and central air conditioning. Public sewer service and cable availability are also reported, while the property has no HOA.
The property is located on SW 9th Street in Miami’s Calle Ocho area, with Downtown Miami, Brickell, Coral Gables, major highways, shopping, dining, and entertainment described as nearby. The site includes outdoor space, although no lot dimensions are provided.
The property is located on SW 9th Street in Miami’s Calle Ocho area, with Downtown Miami, Brickell, Coral Gables, major highways, shopping, dining, and entertainment described as nearby. The site includes outdoor space, although no lot dimensions are provided.
Key Highlights
- 1,960 SF duplex with four bedrooms and two bathrooms
- 1935 block construction with a barrel roof
- Central air conditioning and electric heating
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
$39,309
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
3.57%
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%
$786,180
$786.2K
Cap Rate 7%
$561,557
$561.6K
Cap Rate 9%
$436,767
$436.8K
Market Conditions
NOI Build-Up for 1,960 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
$60.0K $30.60/SF
− Vacancy
−$3.8K −$1.95/SF
EGI
$56.2K $28.65/SF
− OpEx
−$16.8K −$8.60/SF
NOI
$39.3K $20.06/SF
Area
Miami, FL
Vacancy
6.37%
Lease Rate
$30.60 /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%
$786,180
Cap Rate 7%
$561,557
Cap Rate 9%
$436,767
Alternative Uses
Best Use
Multifamily LT 5
$561.6K
$491.4K – $655.2K
NOI $39,309 @ 7.0% cap · market cap 3.57%
Second Best
Apartment 5plus
$517.3K
$452.6K – $603.5K
NOI $36,208 @ 7.0% cap · market cap 3.29%
Theoretical Best
Specialty Retail
$1.32M
$1.16M – $1.54M
NOI $92,611 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,972
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Four-bedroom, two-bath layout with ceramic tile flooring and central air conditioning.
Where is this duplex located?
The property is located at 1872 SW 9th St Miami, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 1,960 SF duplex with four bedrooms and two bathrooms; 1935 block construction with a barrel roof; Central air conditioning and electric heating
