Occupied Triplex in Little
For Sale
$624,900
Pending
210 SW 13th Ave, Miami, FL 33135
Residential Income, Miami, FL
Property Size1,860 SF
Days on Market72
Property Features for 210 SW 13th Ave
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning description
3901
Subdivision
LAWRENCE ESTATES LAND COS
Lot features
< 1/4 Acre
Special listing conditions
In Foreclosure, Real Estate Owned, Auction
Standard status
Pending
APN
01-41-02-006-2160
Size
1,860 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
LAWRENCE ESTATE LAND COS SUB PB 2-46 S50FT OF N100FT LOTS 1 2 BLK 82 LOT SIZE 5000 SQUARE FEET OR 16887-4911 0895 1 COC 23816-3875 09 2005 1
Tax Annual Amount
11003
Legal Description
LAWRENCE ESTATE LAND COS SUB PB 2-46 S50FT OF N100FT LOTS 1 2 BLK 82 LOT SIZE 5000 SQUARE FEET OR 16887-4911 0895 1 COC 23816-3875 09 2005 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Ceiling Fan(s)
Building Details
Year built
1925
Floors in Building
1
Flooring type
Tile
Building materials
Frame, Stucco
Roof type
Shingle
Listing Agency:
Genstone Realty
Listed By:
Veronica Crego-Flores · License #3442761
(305) 974-1801
Added: Jul 18
Changed: Sep 15
Last Checked: Sep 27 at 8:06PM
MLS# A12045537
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 1,860-square-foot triplex in Miami was built in 1925 and is offered in its existing as-is condition with occupants in place. The improvements feature frame-and-stucco construction, tile flooring, a shingle roof, wall furnace heating, and ceiling fan cooling. Cable service is available, and the property connects to public sewer service.
Located at 210 SW 13th Ave in Little Havana, the property is within Miami-Dade County and carries a 33135 ZIP code. The buyer will assume responsibility for the existing occupancy following closing and should independently verify the current configuration, zoning, and permitting.
Located at 210 SW 13th Ave in Little Havana, the property is within Miami-Dade County and carries a 33135 ZIP code. The buyer will assume responsibility for the existing occupancy following closing and should independently verify the current configuration, zoning, and permitting.
Key Highlights
- 1,860‑square‑foot triplex built in 1925
- Occupants currently remain in place; property is offered as‑is
- Frame‑and‑stucco construction with a shingle roof
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
$37,303
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
5.97%
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%
$746,060
$746.1K
Cap Rate 7%
$532,900
$532.9K
Cap Rate 9%
$414,478
$414.5K
Market Conditions
NOI Build-Up for 1,860 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
$56.9K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$53.3K $28.65/SF
− OpEx
−$16.0K −$8.60/SF
NOI
$37.3K $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%
$746,060
Cap Rate 7%
$532,900
Cap Rate 9%
$414,478
Alternative Uses
Best Use
Multifamily LT 5
$532.9K
$466.3K – $621.7K
NOI $37,303 @ 7.0% cap · market cap 5.97%
Second Best
Apartment 5plus
$490.9K
$429.5K – $572.7K
NOI $34,361 @ 7.0% cap · market cap 5.50%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.46M
NOI $87,886 @ 7.0% cap · market cap 14.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
3,838
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - As-is multifamily property with existing occupants, tile flooring, frame-and-stucco construction, and public sewer service.
Where is this triplex located?
The property is located at 210 SW 13th Ave Miami, FL.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: 1,860‑square‑foot triplex built in 1925; Occupants currently remain in place; property is offered as‑is; Frame‑and‑stucco construction with a shingle roof
