Updated Duplex With Impact
For Sale
$760,000
Miami, FL 33138, Miami, FL 33138
Residential Income, Miami, FL
Property Size1,811 SF
Price / SF$419.66
Days on Market50
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
6107
Bedrooms
3
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 2
Parking
5
Subdivision
PRAMAR
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-13-006-0620
Size
1,811 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
13 53 41 PRAMAR SUB PB 8-110 LOT 68 LESS N6FT FOR ST LOT SIZE 60.000 X 84 OR 17500-3742 0197 1
Tax Annual Amount
3834
Legal Description
13 53 41 PRAMAR SUB PB 8-110 LOT 68 LESS N6FT FOR ST LOT SIZE 60.000 X 84 OR 17500-3742 0197 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1960
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
United Realty Group, Inc
(954) 450-2000
Listed By:
Gertrude Joseph · License #3375739
(786) 285-6156
Added: Jul 30
Changed: Sep 13
Last Checked: Sep 17 at 5:06AM
MLS# A11870457
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 1,811-square-foot duplex was built in 1960 with block construction, tile flooring, central heating, and central air conditioning. The layout includes three bedrooms and four bathrooms. Recent property updates include a new shingle roof, hurricane-impact windows, and updated plumbing. Public sewer and cable availability are also documented.
The property is in a historic neighborhood near Miami’s Design District and approximately 20 minutes from Miami Beach. Its Miami, FL 33138 location places the duplex within an established residential setting with access to nearby urban destinations.
The property is in a historic neighborhood near Miami’s Design District and approximately 20 minutes from Miami Beach. Its Miami, FL 33138 location places the duplex within an established residential setting with access to nearby urban destinations.
Key Highlights
- 1,811‑square‑foot duplex with three bedrooms and four bathrooms
- New shingle roof
- Hurricane‑impact windows
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
$36,321
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
4.78%
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%
$726,420
$726.4K
Cap Rate 7%
$518,871
$518.9K
Cap Rate 9%
$403,567
$403.6K
Market Conditions
NOI Build-Up for 1,811 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
$55.4K $30.60/SF
− Vacancy
−$3.5K −$1.95/SF
EGI
$51.9K $28.65/SF
− OpEx
−$15.6K −$8.60/SF
NOI
$36.3K $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%
$726,420
Cap Rate 7%
$518,871
Cap Rate 9%
$403,567
Alternative Uses
Best Use
Multifamily LT 5
$518.9K
$454.0K – $605.4K
NOI $36,321 @ 7.0% cap · market cap 4.78%
Second Best
Apartment 5plus
$477.9K
$418.2K – $557.6K
NOI $33,455 @ 7.0% cap · market cap 4.40%
Theoretical Best
Specialty Retail
$1.22M
$1.07M – $1.43M
NOI $85,571 @ 7.0% cap · market cap 11.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,456
Businesses Nearby
Explore this area
Business Placement
Demographics for 33138, FL
27,601
Population
14,310
Households
1.9
Avg Household Size
43
Median Age
47%
College-Educated
87%
High-School Grad
4.2 sq mi
ZIP Area
6,572
Density / Sq Mi
$71,518
Median Household Income
$52,853
Median Earnings
$1,647
Median Rent
$686,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Duplex - Block construction offers three bedrooms, four bathrooms, tile flooring, and central heating and cooling.
Where is this duplex located?
The property is located at Miami, FL.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: 1,811‑square‑foot duplex with three bedrooms and four bathrooms; New shingle roof; Hurricane‑impact windows
