7-Unit Multifamily
For Sale
$1,650,000
842 SW 12th Ave, Miami, FL 33130
Residential Income, Miami, FL
Property Size3,051 SF
Price / SF$540.81
Days on Market101
Property Features for 842 SW 12th Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
3900
Parking
4
Subdivision
1ST WESTMORELAND ADDN
Lot features
< 1/4 Acre
Special listing conditions
Short Sale
Standard status
Active
APN
01-41-11-013-0060
Size
3,051 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
FIRST WESTMORELAND ADD PB 3-33 LOT 5 LESS THE E10.5FT BLK 1 LOT SIZE 60.000 X 120 OR 9777-32 COC 25413-2102 02 2007 1
Tax Annual Amount
9360
Legal Description
FIRST WESTMORELAND ADD PB 3-33 LOT 5 LESS THE E10.5FT BLK 1 LOT SIZE 60.000 X 120 OR 9777-32 COC 25413-2102 02 2007 1
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Building Details
Year built
1935
Floors in Building
1
Flooring type
Laminate
Building materials
Shingle Siding
Roof type
Shingle, Wood
Architectural style
Other
Listing Agency:
One Stop Shop Realty LLC
(786) 800-0610
Listed By:
Wendy Alvarez Sanchez · License #3635819
(305) 205-1124
Added: Jun 12
Changed: Sep 12
Last Checked: Sep 20 at 2:06PM
MLS# A12034362
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 7-unit multifamily property at 842 SW 12th Ave in Miami contains 3,051 square feet and dates to 1935. The building features laminate flooring, shingle siding, electric heating, public sewer service, and a shingle and wood roof system.
The property is near SW 8th Street in Miami-Dade County, with access to the medical areas of Miami, Downtown Miami, Brickell, Key Biscayne, Coconut Grove, Coral Gables, the Design District, and Miami Beach. The offering is available for cash buyers, and occupant access is limited to scheduled appointments.
The property is near SW 8th Street in Miami-Dade County, with access to the medical areas of Miami, Downtown Miami, Brickell, Key Biscayne, Coconut Grove, Coral Gables, the Design District, and Miami Beach. The offering is available for cash buyers, and occupant access is limited to scheduled appointments.
Key Highlights
- 7 existing multifamily units
- 3,051 square feet on a 1935‑built property
- T4‑R zoning
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
$56,362
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
3.42%
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%
$1,127,240
$1.1M
Cap Rate 7%
$805,171
$805.2K
Cap Rate 9%
$626,244
$626.2K
Market Conditions
NOI Build-Up for 3,051 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
$109.8K $36.00/SF
− Vacancy
−$7.4K −$2.41/SF
EGI
$102.5K $33.59/SF
− OpEx
−$46.1K −$15.11/SF
NOI
$56.4K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,127,240
Cap Rate 7%
$805,171
Cap Rate 9%
$626,244
Alternative Uses
Best Use
Apartment 5plus
$805.2K
$704.5K – $939.4K
NOI $56,362 @ 7.0% cap · market cap 3.42%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.06M
$1.80M – $2.40M
NOI $144,161 @ 7.0% cap · market cap 8.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
3,291
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - The property includes seven existing units and is zoned T4-R.
Where is this multifamily property located?
The property is located at 842 SW 12th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 7 existing multifamily units; 3,051 square feet on a 1935‑built property; T4‑R zoning
