Contiguous Duplex
For Sale
$4,275,000
10544 SW 182nd St, Miami, FL 33157
Fully leased duplex holdings offer separately metered units, private terraces, laundry rooms, and on-site parking.
Property Size13,223 SF
Lot Size1.93 Acres
Price / SF$323.30
Days on Market34
Property Features for 10544 SW 182nd St
General Information
Standard status
Active
Size
13,223 SF
Lot size
1.93 Acres
Occupancy
100%
Units
Unit Mix
14 x 2BR/1BA
Multifamily Units
14
Additional Details
Highway Access
Yes
Amenities
laundry rooms
outdoor terraces
Building Details
Year Built
1994
Buildings
7
Listing Agency:
South Florida Real Estate Grp
(786) 303-4144
Listed By:
Valentina Verdia · License #3512870
Source:
Chenoregroup
Added: Jul 28
Changed: Aug 28
Last Checked: Aug 29 at 12:06PM
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 South Florida Real Estate Grp
Investment Insights
Based on property information with market context.
This multifamily portfolio comprises 7 contiguous duplex parcels with 14 fully leased units in individually platted structures. Built in 1994, the units average approximately 737 SF and are configured as 2-bedroom, 1-bath residences. Each duplex has separate electric meters, while individual units include laundry rooms, outdoor terraces, and ample parking.
The property occupies approximately 84,000 SF in West Perrine within Miami-Dade County, with proximity to US-1, Palmetto Bay, Cutler Bay, and major employment corridors. Multifamily zoning and the separate parcel configuration support a range of future planning and disposition considerations. The existing tenant base is subsidized, and showings are available by appointment without disturbing residents.
The property occupies approximately 84,000 SF in West Perrine within Miami-Dade County, with proximity to US-1, Palmetto Bay, Cutler Bay, and major employment corridors. Multifamily zoning and the separate parcel configuration support a range of future planning and disposition considerations. The existing tenant base is subsidized, and showings are available by appointment without disturbing residents.
Key Highlights
- 14 fully leased units across 7 contiguous duplex parcels
- Approximately 84,000 SF of total land area in West Perrine
- 2‑bedroom, 1‑bath layouts averaging approximately 737 SF
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
$279,038
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
6.53%
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%
$5,580,760
$5.6M
Cap Rate 7%
$3,986,257
$4.0M
Cap Rate 9%
$3,100,422
$3.1M
Market Conditions
NOI Build-Up for 13,223 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
$420.5K $31.80/SF
− Vacancy
−$21.9K −$1.65/SF
EGI
$398.6K $30.15/SF
− OpEx
−$119.6K −$9.04/SF
NOI
$279.0K $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%
$5,580,760
Cap Rate 7%
$3,986,257
Cap Rate 9%
$3,100,422
Alternative Uses
Best Use
Multifamily LT 5
$3.99M
$3.49M – $4.65M
NOI $279,038 @ 7.0% cap · market cap 6.53%
Second Best
Apartment 5plus
$3.48M
$3.05M – $4.06M
NOI $243,750 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$6.71M
$5.87M – $7.83M
NOI $469,601 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,020
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 - Fully leased duplex holdings offer separately metered units, private terraces, laundry rooms, and on-site parking.
Where is this duplex located?
The property is located at 10544 SW 182nd St Miami, FL.
What is the asking price?
The asking price for this property is $4,275,000.
What are key features of this property?
This property features: 14 fully leased units across 7 contiguous duplex parcels; Approximately 84,000 SF of total land area in West Perrine; 2‑bedroom, 1‑bath layouts averaging approximately 737 SF
