Corner-Lot
New
For Sale
$915,000
2893-2895 SW 37th Ct, Miami, FL 33134
MULTI_FAMILY - Miami, FL
Property Size1,935 SF
Price / SF$472.87
Days on Market3
Property Features for 2893-2895 SW 37th Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
3
Rooms
Bedroom 3, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 3, Bedroom 2
Parking
2
Security features
Security
Exterior features
Fence, Storm/Security Shutters, Awning(s)
Fencing
Fenced
Subdivision
REALTY SECURITIES CORPPB
Lot features
Corner Lot, < 1/4 Acre
Directions
Use GPS.
Standard status
Active
APN
01-41-17-003-0210
Size
1,935 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
RLTY SEC CORP OF COCO GR PB 2-85 W1/2 LOTS 22 & 23 LESS W & S10FT TO CITY BLK 1 LOT SIZE 65.900 X 99 OR 13498-3606 1187 5 COC 22838-3459 11
Tax Annual Amount
11556
Legal Description
RLTY SEC CORP OF COCO GR PB 2-85 W1/2 LOTS 22 & 23 LESS W & S10FT TO CITY BLK 1 LOT SIZE 65.900 X 99 OR 13498-3606 1187 5 COC 22838-3459 11
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1947
Floors in Building
1
Flooring type
Laminate, Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
Avanti Way Realty LLC
(305) 229-1146
Listed By:
Eric Firestone · License #3271867
(305) 342-7165
Added: Aug 5
Changed: Aug 6
Last Checked: Aug 7 at 2:06AM
MLS# A12065838
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 1,935-square-foot duplex, built in 1947, is arranged across two separately addressed residences at 2893 and 2895 SW 37th Ct. The property includes an updated kitchen, vinyl and laminate flooring, central heating and cooling, ceiling fans, and separate washer-and-dryer areas. Recent improvements noted for the property include plumbing, electrical service, the shingle roof, and LVT flooring. The construction is block, with fencing, storm/security shutters, and awnings.
Positioned on a corner lot in Miami, the property is located between Brickell, Coral Gables, and Coconut Grove, with public water and public sewer service. The layout includes a sitting area at 2893 SW 37th Ct that could be converted to a third bedroom, while the primary bedroom includes a wet bar and private exit. The property has no HOA and is presented for continued residential rental use, including short-term or long-term rental arrangements as described in the source information.
Positioned on a corner lot in Miami, the property is located between Brickell, Coral Gables, and Coconut Grove, with public water and public sewer service. The layout includes a sitting area at 2893 SW 37th Ct that could be converted to a third bedroom, while the primary bedroom includes a wet bar and private exit. The property has no HOA and is presented for continued residential rental use, including short-term or long-term rental arrangements as described in the source information.
Key Highlights
- 1,935 SF duplex on a corner lot
- Two separately addressed residences at 2893 and 2895 SW 37th Ct
- Recent plumbing, electrical, roof, and LVT flooring improvements
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
$38,807
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
4.24%
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%
$776,140
$776.1K
Cap Rate 7%
$554,386
$554.4K
Cap Rate 9%
$431,189
$431.2K
Market Conditions
NOI Build-Up for 1,935 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
$59.2K $30.60/SF
− Vacancy
−$3.8K −$1.95/SF
EGI
$55.4K $28.65/SF
− OpEx
−$16.6K −$8.60/SF
NOI
$38.8K $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%
$776,140
Cap Rate 7%
$554,386
Cap Rate 9%
$431,189
Alternative Uses
Best Use
Multifamily LT 5
$554.4K
$485.1K – $646.8K
NOI $38,807 @ 7.0% cap · market cap 4.24%
Second Best
Apartment 5plus
$510.7K
$446.8K – $595.8K
NOI $35,746 @ 7.0% cap · market cap 3.91%
Theoretical Best
Specialty Retail
$1.31M
$1.14M – $1.52M
NOI $91,430 @ 7.0% cap · market cap 9.99%
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
2,933
Businesses Nearby
Explore this area
Business Placement
Demographics for 33134, FL
38,739
Population
18,136
Households
2.1
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
5.2 sq mi
ZIP Area
7,450
Density / Sq Mi
$92,009
Median Household Income
$56,392
Median Earnings
$1,818
Median Rent
$660,200
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?
Duplex - Two-unit property with separate laundry areas, updated kitchen, and public utilities.
Where is this duplex located?
The property is located at 2893-2895 SW 37th Ct Miami, FL.
What is the asking price?
The asking price for this property is $915,000.
What are key features of this property?
This property features: 1,935 SF duplex on a corner lot; Two separately addressed residences at 2893 and 2895 SW 37th Ct; Recent plumbing, electrical, roof, and LVT flooring improvements
