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    Miami Beach Four-Plex Investment Title is generated by Realmo AI

    7035 Rue Granville, Miami Beach, FL 33141

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    For Sale
    $1,675,000

    MULTI_FAMILY - Miami Beach, FL

    Property size:
    4,244 SF
    Price / SF:
    $394/SF
    Added:
    Jan 22, 2026
    Days on Market:
    124
    Last Refresh:
    May 26 at 5:06 pm

    Property Features for 7035 Rue Granville

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RM-1
    Bedrooms
    8
    Bathrooms
    8
    Rooms
    Bedroom 2, Bedroom 5, Bathroom 8, Bathroom 3, Bathroom 5, Bedroom 8, Bedroom 3, Bedroom 4, Bathroom 2, Bathroom 4, Bathroom 1, Bathroom 6, Bathroom 7, Bedroom 6, Bedroom 1, Bedroom 7
    Standard status
    Active
    APN
    0232100170010
    Size
    4,244 SF

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    ISLE OF NORMANDY MIAMI VIEW SECPART 2 PB 41-75 N62.5FT OF LOT 1 BLK 30 LOT SIZE 62.500 X 85 OR 2
    Tax Annual Amount
    16434

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Cooling system
    Wall/Window Unit(s), Window Unit(s)

    Building Details

    Year built
    1955
    Floors in Building
    2
    Number of units
    4
    Flooring type
    Vinyl, Wood
    Building materials
    CBS
    Roof type
    Composition

    We can help!

    Listing Contact
    Stephen Molinari

    Listing agent Stephen Molinari License #3530706

    Listing office Keller Williams Realty Services 2424 N Federal Highway Suite 150, Boca Raton, FL

    Listing date Jan 22, 2026

    MLS# R11156837 Listing URL

    Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Income‑producing four‑plex in desirable North Beach, Miami Beach
    • Four oversized 2‑bedroom / 2‑bathroom units with individual electric and gas meters
    • Master suites with direct exterior access for enhanced privacy
    • Recently replaced roof (approximately 2 years old) and impact‑resistant windows
    • Adjacent to a park and neighborhood amenities, supporting strong rental demand
    • Opportunity to acquire neighboring four‑plex to control an entire block

    Overview

    Located at 7035 Rue Granville in Miami Beach, this income-producing four-plex is situated in the desirable North Beach neighborhood. The multifamily property features four oversized 2-bedroom / 2-bathroom units. Each unit has individual electric and gas meters. The master suites offer direct exterior access. The property includes a roof that was replaced approximately 2 years ago and impact-resistant windows. Positioned adjacent to a park and neighborhood amenities, the location supports rental demand. For investors seeking scale, this property may be acquired together with the neighboring four-plex at 7025 Rue Granville. The property is zoned RM-1. The property size is 4244 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami Beach
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.13983
    Latitude
    25.852052

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    FAQs

    What type of property is this?
    Quadplex - Income-producing four-plex in Miami Beach's North Beach neighborhood.
    Where is this quadplex located?
    The property is located at 7035 Rue Granville Miami Beach, FL.
    What is the asking price?
    The asking price for this property is $1,675,000.
    What are key features of this property?
    This property features: Income‑producing four‑plex in desirable North Beach, Miami Beach; Four oversized 2‑bedroom / 2‑bathroom units with individual electric and gas meters; Master suites with direct exterior access for enhanced privacy
    (561) 305-6161
    We can help!
    Listing Contact
    Stephen Molinari
    Real Estate License ID: 3530706
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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