New Construction
For Sale
$789,000
10315 SW 176th St, Miami, FL 33157
Residential Income, Miami, FL
Property Size1,184 SF
Price / SF$666.39
Days on Market42
Property Features for 10315 SW 176th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
3050
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 3, Bedroom 6, Bedroom 3, Bathroom 4
Parking
4
Subdivision
DIXIE HEIGHTS GARDEN
Lot features
< 1/4 Acre
Standard status
Active
APN
30-50-32-010-1790
Size
1,184 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
DIXIE HGTS GARDENS PB 21-32 LOTS 43 & 44 LESS S10FT FOR R/W BLK 10 LOT SIZE 50.000 X 101 OR 23804-0817 0805 1 COC 26163-1515 12 2007 5 COC 2
Tax Annual Amount
1885
Legal Description
DIXIE HGTS GARDENS PB 21-32 LOTS 43 & 44 LESS S10FT FOR R/W BLK 10 LOT SIZE 50.000 X 101 OR 23804-0817 0805 1 COC 26163-1515 12 2007 5 COC 2
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
tankless water heater
laundry closet
impact windows and doors
stainless steel appliances
Building Details
Year built
2025
Floors in Building
2
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Keller Williams Eagle Realty · Keller Williams Realty
(305) 757-1700
Listed By:
Ivan Rabinovich · License #3276152
(305) 803-0894
Added: Jul 18
Changed: Aug 26
Last Checked: Aug 28 at 9:06PM
MLS# A12051068
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 1,184-square-foot duplex is under construction with a 2025 build year and block construction. The property contains two separate three-bedroom, two-bathroom units, each equipped with a tankless water heater, laundry closet, central heating, central air, tile flooring, and stainless steel appliances. Impact windows and doors are included, along with shingle roofing, public water, and public sewer.
Located at 10315 SW 176th St in Miami’s 33157 area, the property is described as being minutes from Brickell, Downtown, Wynwood, and Miami Beach. Each unit has two parking spaces. Short-term rentals are permitted according to the property information, providing flexibility for an owner-occupant or rental-focused use.
Located at 10315 SW 176th St in Miami’s 33157 area, the property is described as being minutes from Brickell, Downtown, Wynwood, and Miami Beach. Each unit has two parking spaces. Short-term rentals are permitted according to the property information, providing flexibility for an owner-occupant or rental-focused use.
Key Highlights
- Two 3‑bedroom/2‑bathroom units within a duplex
- 1,184 square feet; under construction with a 2025 build year
- 2 parking spaces per unit
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
3.17%
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 3.17%
Second Best
Apartment 5plus
$311.8K
$272.8K – $363.8K
NOI $21,826 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$600.7K
$525.6K – $700.8K
NOI $42,049 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,204
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units feature central systems, private laundry closets, impact openings, and dedicated parking.
Where is this duplex located?
The property is located at 10315 SW 176th St Miami, FL.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: Two 3‑bedroom/2‑bathroom units within a duplex; 1,184 square feet; under construction with a 2025 build year; 2 parking spaces per unit
