Triplex Income
For Sale
$1,200,000
10120 W Fern St, Miami, FL 33157
Triplex with two attached 3-bedroom units and one detached 2-bedroom unit, plus 6 parking spaces.
Property Size3,255 SF
Days on Market50
Property Features for 10120 W Fern St
General Information
Standard status
Active
Size
3,255 SF
Total Parking Spaces
6
Property subtype
Triplex
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$9,800
Building Details
Building Size
3,255 SF
Year Built
2020
Listing Agency:
My Realty Group, LLC.
(305) 778-1619
Listed By:
Karla Hycert · License #3534601
Source:
Relinkre
Added: Jul 12
Changed: Aug 24
Last Checked: Aug 29 at 3:15PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of My Realty Group, LLC.
Investment Insights
Based on property information with market context.
Well-maintained triplex designed for flexible rental living. The property consists of two attached units, each featuring 3 bedrooms and 2 bathrooms, along with one detached unit offering 2 bedrooms and 1 bathroom.
The layout provides privacy across the three homes, and the property includes 6 parking spaces for residents and guests. Public remarks note there is no HOA and no rental restrictions.
Located at 10120 W Fern St in Miami, FL 33157, the area is described as very walkable, bikeable, with some transit based on available walk/bike/transit scores.
The layout provides privacy across the three homes, and the property includes 6 parking spaces for residents and guests. Public remarks note there is no HOA and no rental restrictions.
Located at 10120 W Fern St in Miami, FL 33157, the area is described as very walkable, bikeable, with some transit based on available walk/bike/transit scores.
Key Highlights
- Triplex built in 2020 with two attached 3‑bedroom, 2‑bath units and one detached 2‑bedroom, 1‑bath unit
- 6 parking spaces for residents and guests
- No HOA and no rental restrictions
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
$68,689
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
5.72%
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%
$1,373,780
$1.4M
Cap Rate 7%
$981,271
$981.3K
Cap Rate 9%
$763,211
$763.2K
Market Conditions
NOI Build-Up for 3,255 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
$103.5K $31.80/SF
− Vacancy
−$5.4K −$1.65/SF
EGI
$98.1K $30.15/SF
− OpEx
−$29.4K −$9.04/SF
NOI
$68.7K $21.10/SF
Area
ZIP 33157
Vacancy
5.20%
Lease Rate
$31.80 /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%
$1,373,780
Cap Rate 7%
$981,271
Cap Rate 9%
$763,211
Alternative Uses
Best Use
Multifamily LT 5
$981.3K
$858.6K – $1.14M
NOI $68,689 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$857.2K
$750.0K – $1.00M
NOI $60,002 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$1.65M
$1.44M – $1.93M
NOI $115,598 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,211
Businesses Nearby
Explore this area
Business Placement
Demographics for 33157, FL
68,069
Population
23,176
Households
2.9
Avg Household Size
42
Median Age
33%
College-Educated
86%
High-School Grad
14.9 sq mi
ZIP Area
4,568
Density / Sq Mi
$80,364
Median Household Income
$38,803
Median Earnings
$1,493
Median Rent
$478,300
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?
Triplex - Triplex with two attached 3-bedroom units and one detached 2-bedroom unit, plus 6 parking spaces.
Where is this triplex located?
The property is located at 10120 W Fern St Miami, FL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Triplex built in 2020 with two attached 3‑bedroom, 2‑bath units and one detached 2‑bedroom, 1‑bath unit; 6 parking spaces for residents and guests; No HOA and no rental restrictions
