Updated Three-Unit
For Sale
$1,025,000
3045 SW 21st St, Miami, FL 33145
Residential Income, Miami, FL
Property Size1,850 SF
Price / SF$554.05
Days on Market130
Property Features for 3045 SW 21st St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2
Parking
4
Subdivision
AUBURN HEIGHTS
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-09-037-0130
Size
1,850 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
AUBURN HEIGHTS PB 15-67 LOT 15 BLK 1 LOT SIZE 50.000 X 100
Tax Annual Amount
11068
Legal Description
AUBURN HEIGHTS PB 15-67 LOT 15 BLK 1 LOT SIZE 50.000 X 100
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
artificial turf
Building Details
Year built
1938
Floors in Building
1
Flooring type
Laminate
Building materials
Block
Roof type
Flat, Tile
Listing Agency:
Miami New Realty
(305) 485-3100
Listed By:
Vivian Ravelo · License #3318730
(786) 515-8037
Added: Apr 21
Changed: Aug 27
Last Checked: Aug 28 at 11:06PM
MLS# A12004526
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 1,850-square-foot triplex contains three fully leased units arranged across two updated buildings. The property includes a two-bedroom, one-bath unit, a studio with one bath, and a one-bedroom, one-bath unit. Improvements include a remodeled kitchen with modern cabinetry and appliances, updated laminate flooring, fresh interior and exterior paint, a new HVAC system, a new water heater, and a new roof. Artificial turf provides a low-maintenance outdoor surface. The block-built property was constructed in 1938 and features flat and tile roofing.
Located at 3045 SW 21st St in Miami, the property offers access to major highways, Coral Gables, and Downtown. Public water and public sewer serve the site, with cable available. Central air and electric heating and cooling systems are installed.
Located at 3045 SW 21st St in Miami, the property offers access to major highways, Coral Gables, and Downtown. Public water and public sewer serve the site, with cable available. Central air and electric heating and cooling systems are installed.
Key Highlights
- Three fully leased units across two updated buildings
- 1,850 square feet with a two‑bedroom, one‑bath unit, studio, and one‑bedroom, one‑bath unit
- New HVAC system, water heater, and 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
$37,103
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
3.62%
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%
$742,060
$742.1K
Cap Rate 7%
$530,043
$530.0K
Cap Rate 9%
$412,256
$412.3K
Market Conditions
NOI Build-Up for 1,850 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
$56.6K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$53.0K $28.65/SF
− OpEx
−$15.9K −$8.60/SF
NOI
$37.1K $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%
$742,060
Cap Rate 7%
$530,043
Cap Rate 9%
$412,256
Alternative Uses
Best Use
Multifamily LT 5
$530.0K
$463.8K – $618.4K
NOI $37,103 @ 7.0% cap · market cap 3.62%
Second Best
Apartment 5plus
$488.2K
$427.2K – $569.6K
NOI $34,176 @ 7.0% cap · market cap 3.33%
Theoretical Best
Specialty Retail
$1.25M
$1.09M – $1.46M
NOI $87,413 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,173
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Fully leased residential property comprising three units across two updated buildings with central cooling and public utilities.
Where is this triplex located?
The property is located at 3045 SW 21st St Miami, FL.
What is the asking price?
The asking price for this property is $1,025,000.
What are key features of this property?
This property features: Three fully leased units across two updated buildings; 1,850 square feet with a two‑bedroom, one‑bath unit, studio, and one‑bedroom, one‑bath unit; New HVAC system, water heater, and roof
