New Construction Duplex with
For Sale
$795,000
10315 Southwest 176th Street, Miami, FL 33157
New construction duplex offers two 3-bedroom units, each with laundry closet and tankless water heater.
Property Size1,184 SF
Price / SF$671.45
Days on Market147
Property Features for 10315 Southwest 176th Street
General Information
Standard status
Active
Size
1,184 SF
Total Parking Spaces
4
Property subtype
Multi-Family Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,885
Amenities
tankless water heater
laundry closet
impact windows and doors
stainless steel appliances
Building Details
Year Built
2025
Listing Agency:
Keller Williams Eagle Realty
(305) 757-1700
Listed By:
Ivan Rabinovich · License #3276152
(305) 757-1700
Source:
Compass
Added: Mar 17
Changed: Aug 9
Last Checked: Aug 9 at 12:36PM
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 Keller Williams Eagle Realty
Investment Insights
Based on property information with market context.
New construction duplex featuring two separate 3-bedroom, 2-bathroom units with modern finishes. Each unit includes its own tankless water heater and a laundry closet, along with new stainless steel appliances. Impact windows and doors are installed to help reduce insurance costs. The property also provides 2 parking spaces per unit.
Located in West Perrine with a central commute to Brickell, Downtown, Wynwood, and Miami Beach. The seller’s remarks indicate short-term rentals are permitted.
Each unit is individually configured as a full residential layout within the duplex, offering a practical setup for either occupancy or renting.
Located in West Perrine with a central commute to Brickell, Downtown, Wynwood, and Miami Beach. The seller’s remarks indicate short-term rentals are permitted.
Each unit is individually configured as a full residential layout within the duplex, offering a practical setup for either occupancy or renting.
Key Highlights
- New construction duplex built in 2025 with two 3‑bedroom, 2‑bath units
- Each unit has a tankless water heater and a laundry closet
- Impact windows and doors designed to help reduce insurance costs
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
$24,985
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
3.14%
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%
$499,700
$499.7K
Cap Rate 7%
$356,929
$356.9K
Cap Rate 9%
$277,611
$277.6K
Market Conditions
NOI Build-Up for 1,184 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
$37.7K $31.80/SF
− Vacancy
−$2.0K −$1.65/SF
EGI
$35.7K $30.15/SF
− OpEx
−$10.7K −$9.04/SF
NOI
$25.0K $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%
$499,700
Cap Rate 7%
$356,929
Cap Rate 9%
$277,611
Alternative Uses
Best Use
Multifamily LT 5
$356.9K
$312.3K – $416.4K
NOI $24,985 @ 7.0% cap · market cap 3.14%
Second Best
Apartment 5plus
$311.8K
$272.8K – $363.8K
NOI $21,826 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$600.7K
$525.6K – $700.8K
NOI $42,049 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,074
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?
Duplex - New construction duplex offers two 3-bedroom units, each with laundry closet and tankless water heater.
Where is this duplex located?
The property is located at 10315 Southwest 176th Street Miami, FL.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: New construction duplex built in 2025 with two 3‑bedroom, 2‑bath units; Each unit has a tankless water heater and a laundry closet; Impact windows and doors designed to help reduce insurance costs
