Architect-Designed
For Sale
$1,295,000
1045 SW 25th Ave, Miami, FL 33135
MULTI_FAMILY - Miami, FL
Property Size2,658 SF
Price / SF$487.21
Days on Market30
Property Features for 1045 SW 25th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 2, Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 6
Parking
8
Subdivision
ROSEMOUNT
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-10-019-0150
Size
2,658 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
ROSEMOUNT PB 3-32 S40FT OF E1/2 OF N160FT LOT 7 & S40FT OF N160FT OF LOT 6 LOT SIZE 40.000 X 150 OR 13327-4136 0687 1
Tax Annual Amount
11934
Legal Description
ROSEMOUNT PB 3-32 S40FT OF E1/2 OF N160FT LOT 7 & S40FT OF N160FT OF LOT 6 LOT SIZE 40.000 X 150 OR 13327-4136 0687 1
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1988
Floors in Building
2
Building materials
Block
Listing Agency:
BHHS EWM Realty
(305) 361-5600
Listed By:
Maria Vina Rodriguez PA · License #3246188
(305) 790-5688
Added: Jul 18
Changed: Aug 10
Last Checked: Aug 16 at 1:06AM
MLS# A11923141
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.
Built in 1988, this block-construction duplex contains two residential units, each with three bedrooms and two full bathrooms. The layout includes generously sized bedrooms and closet storage, while newly installed impact windows and doors serve both units. Central heating and central air conditioning support year-round comfort.
Each unit accommodates parking for up to four vehicles. The property is positioned between Coconut Grove and Brickell in Miami, with public water and public sewer service. Its two-unit configuration provides separate residential spaces within a single income-property asset.
Each unit accommodates parking for up to four vehicles. The property is positioned between Coconut Grove and Brickell in Miami, with public water and public sewer service. Its two-unit configuration provides separate residential spaces within a single income-property asset.
Key Highlights
- Two‑unit duplex with 2,658 square feet
- Each unit includes 3 bedrooms and 2 full baths
- Newly installed impact windows and doors on both units
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
$53,308
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
4.12%
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%
$1,066,160
$1.1M
Cap Rate 7%
$761,543
$761.5K
Cap Rate 9%
$592,311
$592.3K
Market Conditions
NOI Build-Up for 2,658 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
$81.3K $30.60/SF
− Vacancy
−$5.2K −$1.95/SF
EGI
$76.2K $28.65/SF
− OpEx
−$22.8K −$8.60/SF
NOI
$53.3K $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%
$1,066,160
Cap Rate 7%
$761,543
Cap Rate 9%
$592,311
Alternative Uses
Best Use
Multifamily LT 5
$761.5K
$666.4K – $888.5K
NOI $53,308 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$701.5K
$613.8K – $818.4K
NOI $49,102 @ 7.0% cap · market cap 3.79%
Theoretical Best
Specialty Retail
$1.79M
$1.57M – $2.09M
NOI $125,592 @ 7.0% cap · market cap 9.70%
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
2,251
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
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 - Two residential units offer flexible occupancy, updated impact openings, central systems, and dedicated vehicle parking.
Where is this duplex located?
The property is located at 1045 SW 25th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,658 square feet; Each unit includes 3 bedrooms and 2 full baths; Newly installed impact windows and doors on both units
