West Perrine Multifamily Investment
For Sale
Contact for pricing
10270 SW 181st St, Miami, FL 33157
16-unit multifamily property in Miami with strong income potential.
Property Size13,000 SF
Lot Size1.02 Acres
Price / SF$307.69
Days on Market251
Property Features for 10270 SW 181st St
General Information
Standard status
Active
Size
13,000 SF
Class
A
Total Parking Spaces
36
Lot size
1.02 Acres
Property subtype
Multifamily
Zoning
RU-TH
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$294,642
Building Details
Year Built
2005
Year Renovated
2024
Buildings
4
Stories
1
Units
16
Tenancy
Multi
Listing Agency:
Skyrise Commercial Real Estate Advisors
Listed By:
Eduardo Gil · License #FL 602745
Source:
Crexi
Added: Dec 5, 2025
Changed: Aug 7
Last Checked: Aug 12 at 9:19AM
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 Skyrise Commercial Real Estate Advisors
Investment Insights
Based on property information with market context.
Located in West Perrine, this multifamily property at 10260/10270 SW 181nd Street, and 10261/10271 SW 182nd St Miami, FL 33157, presents a lucrative investment opportunity. The property consists of 16 units with 100% occupancy, ensuring a stable income stream. Built in 2005 and recently renovated in 2024, the property features modern amenities and well-maintained structures. The total building size is 13,000 square feet, situated on a 1.02-acre lot. The property's current Net Operating Income (NOI) is $276,445, with a Pro Forma CAP rate of 7.41%. The Gross Rent Multiplier (GRM) is 9.50. This property is attractively positioned for long-term growth in the South Florida market.
Key Highlights
- 100% Occupancy provides a stable income stream.
- Strong financial potential with a $276,445 NOI and a 7.41% Pro Forma CAP rate.
- Recently renovated in 2024, offering modern features.
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
$239,639
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
5.99%
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%
$4,792,780
$4.8M
Cap Rate 7%
$3,423,414
$3.4M
Cap Rate 9%
$2,662,656
$2.7M
Market Conditions
NOI Build-Up for 13,000 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
$458.6K $35.28/SF
− Vacancy
−$22.9K −$1.76/SF
EGI
$435.7K $33.52/SF
− OpEx
−$196.1K −$15.08/SF
NOI
$239.6K $18.43/SF
Area
ZIP 33157
Vacancy
5.00%
Lease Rate
$35.28 /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%
$4,792,780
Cap Rate 7%
$3,423,414
Cap Rate 9%
$2,662,656
Alternative Uses
Best Use
Apartment 5plus
$3.42M
$3.00M – $3.99M
NOI $239,639 @ 7.0% cap · market cap 5.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.60M
$5.77M – $7.69M
NOI $461,681 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,188
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?
Apartment building - 16-unit multifamily property in Miami with strong income potential.
Where is this apartment building located?
The property is located at 10270 SW 181st St Miami, FL.
What is the asking price?
The asking price for this property is $3,999,990.
What are key features of this property?
This property features: 100% Occupancy provides a stable income stream.; Strong financial potential with a $276,445 NOI and a 7.41% Pro Forma CAP rate.; Recently renovated in 2024, offering modern features.
