Turnkey Duplex with Guest
For Sale
$1,225,000
3297 SW 26th St, Miami, FL 33133
MULTI_FAMILY - Miami, FL
Property Size2,343 SF
Price / SF$522.83
Days on Market37
Property Features for 3297 SW 26th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
6
Full bathrooms
5
Rooms
Bedroom 6, Bathroom 3, Bedroom 5, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1, Bathroom 5, Bathroom 4, Bathroom 1, Bedroom 4
Parking
6
Security features
Security
Patio and Porch features
Porch, Patio
Exterior features
Barbecue, Fence, Porch, Patio, Storm/Security Shutters
Fencing
Fenced
Subdivision
SILVER BLUFF HOMESITES
Lot features
< 1/4 Acre
Directions
GPS 3297 SW 26TH ST MIAMI FL, 33133 3299 SW 26TH ST MIAMI FL, 33133
Standard status
Active
APN
01-41-16-015-2920
Size
2,343 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
SILVER BLUFF HOMESITES PB 8-101 LOT 37 BLK 10 LOT SIZE 40.000 X 120 OR 13920-2662 1288 5
Tax Annual Amount
11776
Legal Description
SILVER BLUFF HOMESITES PB 8-101 LOT 37 BLK 10 LOT SIZE 40.000 X 120 OR 13920-2662 1288 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1954
Floors in Building
1
Flooring type
Laminate, Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
Related General Realty, LLC.
(305) 932-6365
Listed By:
Ydalia Rodriguez · License #3533172
(813) 485-3612
Added: Jul 18
Changed: Aug 17
Last Checked: Aug 23 at 1:06AM
MLS# A12019969
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 fully rented duplex at 3297 SW 26th St is designed for day-to-day comfort and straightforward operations, with six bedrooms and five bathrooms. The layout includes a one-bedroom, one-bath guest suite, and each unit offers private entrances. Updates include updated kitchens and bathrooms, along with impact windows installed in 2022. The property also has a new roof scheduled for 2026. Utilities are separated with separate electric and water meters, supporting tenant-level metering and easier management.
Built in 1954 with block construction, the home features central heating and central air conditioning. Interior finishes include ceramic tile and laminate flooring, and it uses a public sewer connection with cable available. Outdoor features include a fenced yard, porch and patio areas, barbecue space, and storm/security shutters.
The duplex provides on-site parking for 6–8 vehicles and is positioned near Brickell, Coral Gables, beaches, Hospital de Coral Gables, Aeropuerto Internacional de Miami, major highways, shopping, dining, and schools.
Built in 1954 with block construction, the home features central heating and central air conditioning. Interior finishes include ceramic tile and laminate flooring, and it uses a public sewer connection with cable available. Outdoor features include a fenced yard, porch and patio areas, barbecue space, and storm/security shutters.
The duplex provides on-site parking for 6–8 vehicles and is positioned near Brickell, Coral Gables, beaches, Hospital de Coral Gables, Aeropuerto Internacional de Miami, major highways, shopping, dining, and schools.
Key Highlights
- Fully rented duplex with six bedrooms and five bathrooms plus a one‑bedroom, one‑bath guest suite
- Separate electric and water meters and private entrances
- New roof in 2026 and impact windows installed in 2022
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
$46,990
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
3.84%
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%
$939,800
$939.8K
Cap Rate 7%
$671,286
$671.3K
Cap Rate 9%
$522,111
$522.1K
Market Conditions
NOI Build-Up for 2,343 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
$71.7K $30.60/SF
− Vacancy
−$4.6K −$1.95/SF
EGI
$67.1K $28.65/SF
− OpEx
−$20.1K −$8.60/SF
NOI
$47.0K $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%
$939,800
Cap Rate 7%
$671,286
Cap Rate 9%
$522,111
Alternative Uses
Best Use
Multifamily LT 5
$671.3K
$587.4K – $783.2K
NOI $46,990 @ 7.0% cap · market cap 3.84%
Second Best
Apartment 5plus
$618.3K
$541.0K – $721.4K
NOI $43,283 @ 7.0% cap · market cap 3.53%
Theoretical Best
Specialty Retail
$1.58M
$1.38M – $1.85M
NOI $110,708 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
6,090
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
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Frequently Asked Questions
What type of property is this?
Duplex - Fully rented duplex with six bedrooms, updated interiors, and separate electric and water meters.
Where is this duplex located?
The property is located at 3297 SW 26th St Miami, FL.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: Fully rented duplex with six bedrooms and five bathrooms plus a one‑bedroom, one‑bath guest suite; Separate electric and water meters and private entrances; New roof in 2026 and impact windows installed in 2022
