Renovated Duplex with Separate
For Sale
$1,279,000
2884 SW 36th Ave, Miami, FL 33133
Residential Income, Miami, FL
Property Size2,932 SF
Lot Size0.16 Acres
Price / SF$436.22
Days on Market13
Property Features for 2884 SW 36th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 1, Bedroom 2, Bathroom 2
Security features
Security
Exterior features
Storm/Security Shutters
Subdivision
OVERBROOK PARK
Standard status
Active
APN
01-41-16-019-0430
Size
2,932 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
OVERBROOK PARK PB 3-206 LOT 11 BLK 11 LOT SIZE 50.000 X 140 OR 21186-0170 04 2003 COC 24103-2331 12 2005 5
Tax Annual Amount
18474
Legal Description
OVERBROOK PARK PB 3-206 LOT 11 BLK 11 LOT SIZE 50.000 X 140 OR 21186-0170 04 2003 COC 24103-2331 12 2005 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
2004
Floors in Building
1
Flooring type
Tile
Listing Agency:
HomeCoin.com
(888) 400-2513
Listed By:
Jonathan Minerick · License #3477996
(888) 400-2513
Added: Aug 10
Changed: Aug 19
Last Checked: Aug 22 at 9:06AM
MLS# A12066664
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 2,932-square-foot duplex was built in 2004 on a 7,000-square-foot property. Each unit includes three bedrooms and two bathrooms, while the rear unit also has an additional den suitable for office use. Interior improvements include new appliances, renovated cabinets and countertops, tile flooring, central air, and hurricane-proof French doors. Separate backyard areas serve the two units, and a large oak tree extends across the property.
The property is designated for multifamily 2-9 units land use and includes an additional address at 2886 associated with an unbuilt improvement. Public water and public sewer serve the property, with cable available. Storm/security shutters are also included.
The property is designated for multifamily 2-9 units land use and includes an additional address at 2886 associated with an unbuilt improvement. Public water and public sewer serve the property, with cable available. Storm/security shutters are also included.
Key Highlights
- 2,932 SF duplex built in 2004
- 7,000 SF property with separate backyard areas for each unit
- Each unit has 3 bedrooms and 2 bathrooms
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
$58,803
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
4.60%
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%
$1,176,060
$1.2M
Cap Rate 7%
$840,043
$840.0K
Cap Rate 9%
$653,367
$653.4K
Market Conditions
NOI Build-Up for 2,932 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
$89.7K $30.60/SF
− Vacancy
−$5.7K −$1.95/SF
EGI
$84.0K $28.65/SF
− OpEx
−$25.2K −$8.60/SF
NOI
$58.8K $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%
$1,176,060
Cap Rate 7%
$840,043
Cap Rate 9%
$653,367
Alternative Uses
Best Use
Multifamily LT 5
$840.0K
$735.0K – $980.1K
NOI $58,803 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$773.8K
$677.1K – $902.7K
NOI $54,164 @ 7.0% cap · market cap 4.23%
Theoretical Best
Specialty Retail
$1.98M
$1.73M – $2.31M
NOI $138,538 @ 7.0% cap · market cap 10.83%
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
3,437
Businesses Nearby
Explore this area
Business Placement
Demographics for 33133, FL
34,141
Population
17,235
Households
2
Avg Household Size
43
Median Age
62%
College-Educated
95%
High-School Grad
4.2 sq mi
ZIP Area
8,129
Density / Sq Mi
$92,734
Median Household Income
$58,233
Median Earnings
$1,945
Median Rent
$906,800
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 - Two-unit property with updated interiors, private outdoor areas, and multifamily land use designation.
Where is this duplex located?
The property is located at 2884 SW 36th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,279,000.
What are key features of this property?
This property features: 2,932 SF duplex built in 2004; 7,000 SF property with separate backyard areas for each unit; Each unit has 3 bedrooms and 2 bathrooms
