2-Unit Duplex with Two 2-Bedroom
New
For Sale
$679,900
11016 SW 7, Miami, FL 33174
MULTI_FAMILY - Miami, FL
Property Size1,595 SF
Price / SF$426.27
Days on Market6
Property Features for 11016 SW 7
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 1, Bedroom 2
Parking
4
Security features
Security
Window features
Blinds
Patio and Porch features
Patio
Exterior features
Fence, Outdoor Grill, Patio, Storm/Security Shutters
Fencing
Fenced
Subdivision
Westchester Part 4
Lot features
Interior Lot, Rectangular Lot, < 1/4 Acre
Standard status
Active
APN
25-40-06-001-0271
Size
1,595 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
WESTCHESTER PART 4 PB 66-93 LOT 6 BLK 5 LOT SIZE 6250 SQ FT OR 19145-4462 0500 1
Tax Annual Amount
6674
Legal Description
WESTCHESTER PART 4 PB 66-93 LOT 6 BLK 5 LOT SIZE 6250 SQ FT OR 19145-4462 0500 1
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Ceiling Fan(s), Electric
Water source
Public
Building Details
Year built
1971
Floors in Building
1
Flooring type
Tile, Terrazzo
Building materials
Brick, Block, Stucco
Roof type
Tile, Flat, Shingle
Listing Agency:
Xcellence
(866) 595-6025
Listed By:
Maria Milagros Negron · License #0587916
(305) 244-4428
Added: Jul 30
Changed: Aug 1
Last Checked: Aug 4 at 6:06PM
MLS# A12055166
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 duplex includes two separate 2-bedroom, 1-bath units and is being sold as-is. The property is 1,595 square feet and was built in 1971. Construction materials include brick, block, and stucco, with terrazzo and tile flooring. Heating is electric with central support, and cooling includes central air plus ceiling fans.
The exterior features a fenced yard with a patio and an outdoor grill, along with storm/security shutters. Roofing is described as flat, shingle, and tile. Utilities include public water and a septic tank, with cable available.
Located in Miami’s Westchester area, the property is just minutes from Florida International University and surrounded by schools, shopping, restaurants, parks, and major highway access including SR-836, the Florida Turnpike, and the Palmetto Expressway.
The exterior features a fenced yard with a patio and an outdoor grill, along with storm/security shutters. Roofing is described as flat, shingle, and tile. Utilities include public water and a septic tank, with cable available.
Located in Miami’s Westchester area, the property is just minutes from Florida International University and surrounded by schools, shopping, restaurants, parks, and major highway access including SR-836, the Florida Turnpike, and the Palmetto Expressway.
Key Highlights
- Two 2‑bedroom, 1‑bath units in a duplex sold as‑is
- 1,595 square feet and built in 1971
- Fenced yard with patio, outdoor grill, and storm/security shutters
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $48.8k | $30.60 |
| − Vacancy | −$3.1k | −$1.95 |
| EGI | $45.7k | $28.65 |
| − OpEx | −$13.7k | −$8.60 |
| NOI | $32.0k | $20.06 |
1,595 SF · lease $30.60/SF/yr · vacancy 6.37% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$457.0K
$399.9K – $533.2K
NOI $31,989 @ 7.0% cap · market cap 4.70%
Second Best
Apartment 5plus
$420.9K
$368.3K – $491.1K
NOI $29,465 @ 7.0% cap · market cap 4.33%
Theoretical Best
Specialty Retail
$1.08M
$942.1K – $1.26M
NOI $75,364 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,927
Businesses Nearby
Explore this area
Business Placement
Demographics for 33174, FL
32,962
Population
11,474
Households
2.9
Avg Household Size
42
Median Age
29%
College-Educated
75%
High-School Grad
3.1 sq mi
ZIP Area
10,633
Density / Sq Mi
$59,599
Median Household Income
$30,210
Median Earnings
$1,786
Median Rent
$379,000
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 - As-is duplex with two 2-bedroom, 1-bath units, patio, and storm/security shutters; fenced outdoor space.
Where is this duplex located?
The property is located at 11016 SW 7 Miami, FL.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units in a duplex sold as‑is; 1,595 square feet and built in 1971; Fenced yard with patio, outdoor grill, and storm/security shutters
