Canal-Front Duplex
New
For Sale
$899,000
759 S Biscayne River Dr, Miami, FL 33169
Residential Income, Miami, FL
Property Size2,994 SF
Lot Size0.59 Acres
Price / SF$300.27
Days on Market1
Property Features for 759 S Biscayne River Dr
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
0100
Subdivision
BISC GARDENS SEC F PT 1
Lot features
<1 Acre
Standard status
Active
APN
30-21-23-022-0030
Size
2,994 SF
Lot size
0.59 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
14-23 52 41 .59 AC BISCAYNE GARDENS SEC F PT 1 LOT 5 PB 44-46 LOT SIZE 100 X 258 OR 21767-3149 10 2003 1 COC 23216-1067 03 2005 4
Tax Annual Amount
9634
Legal Description
14-23 52 41 .59 AC BISCAYNE GARDENS SEC F PT 1 LOT 5 PB 44-46 LOT SIZE 100 X 258 OR 21767-3149 10 2003 1 COC 23216-1067 03 2005 4
Utilities
Sewer type
Septic Tank
Cooling system
Electric, Zoned
Water front features
Canal Access
Water front
1
Building Details
Year built
1951
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
Florida Homegain, Corp
(786) 290-4793
Listed By:
Magda Robles · License #0630346
(786) 290-4793
Added: Aug 28
Last Checked: Aug 28 at 6:06PM
MLS# A12079196
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 2,994-square-foot duplex property on 0.59 acres includes a four-bedroom main residence, a duplex with one bedroom and one bathroom on each side, and a separate guest or in-law structure. Altogether, the improvements contain more than seven bedrooms and seven bathrooms across several living areas. The site includes block construction, ceramic tile flooring, shingle roofing, a circular driveway, perimeter walls, and gated entry. Cooling includes central air in the main house and split systems in the other spaces.
The property fronts the Biscayne Canal, with access suitable for kayaking, paddleboarding, and small shallow-draft watercraft. Additional site features include space for boat parking and room for a pool. The property is served by well water and three septic tanks, and is zoned for multifamily use with two to nine units. It was built in 1951 and is located in Miami-Dade County, near Hard Rock Stadium, South Florida beaches, and the airport.
The property fronts the Biscayne Canal, with access suitable for kayaking, paddleboarding, and small shallow-draft watercraft. Additional site features include space for boat parking and room for a pool. The property is served by well water and three septic tanks, and is zoned for multifamily use with two to nine units. It was built in 1951 and is located in Miami-Dade County, near Hard Rock Stadium, South Florida beaches, and the airport.
Key Highlights
- 0.59‑acre canal‑front site with Biscayne Canal access
- 2,994 SF of improvements with more than 7 bedrooms and 7 bathrooms
- Four‑bedroom main house plus a duplex with 1/1 units on each side
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
$60,046
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
6.68%
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%
$1,200,920
$1.2M
Cap Rate 7%
$857,800
$857.8K
Cap Rate 9%
$667,178
$667.2K
Market Conditions
NOI Build-Up for 2,994 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
$91.6K $30.60/SF
− Vacancy
−$5.8K −$1.95/SF
EGI
$85.8K $28.65/SF
− OpEx
−$25.7K −$8.60/SF
NOI
$60.0K $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%
$1,200,920
Cap Rate 7%
$857,800
Cap Rate 9%
$667,178
Alternative Uses
Best Use
Multifamily LT 5
$857.8K
$750.6K – $1.00M
NOI $60,046 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$790.1K
$691.4K – $921.8K
NOI $55,309 @ 7.0% cap · market cap 6.15%
Theoretical Best
Specialty Retail
$2.02M
$1.77M – $2.36M
NOI $141,468 @ 7.0% cap · market cap 15.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
916
Businesses Nearby
Explore this area
Business Placement
Demographics for 33169, FL
42,308
Population
14,815
Households
2.9
Avg Household Size
37
Median Age
22%
College-Educated
85%
High-School Grad
6.8 sq mi
ZIP Area
6,222
Density / Sq Mi
$59,686
Median Household Income
$34,327
Median Earnings
$1,536
Median Rent
$352,800
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 - Multi-structure residential property with gated grounds, canal access, and zoning for two to nine units.
Where is this duplex located?
The property is located at 759 S Biscayne River Dr Miami, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 0.59‑acre canal‑front site with Biscayne Canal access; 2,994 SF of improvements with more than 7 bedrooms and 7 bathrooms; Four‑bedroom main house plus a duplex with 1/1 units on each side
