Duplex Near
For Sale
$1,145,000
11021 SW 4th St, Sweetwater, FL 33174
Residential Income, Sweetwater, FL
Property Size3,156 SF
Lot Size0.32 Acres
Price / SF$362.80
Days on Market52
Property Features for 11021 SW 4th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
7
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 6, Bathroom 1, Bathroom 4, Bathroom 5, Bedroom 7, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 6, Bedroom 5
Parking
6
Subdivision
SWEETWATER GROVES .14 AC
Lot features
< 1/4 Acre
Standard status
Active
APN
25-40-06-001-1196
Size
3,156 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
6 54 40 .32 AC SWEETWATER GROVES PB 8-50 E100FT OF W510FT OF S1/2 OF LOT 4 BLK 21 LOT SIZE 100.000 X 140 OR 12094-2234 0384 1
Tax Annual Amount
10959
Legal Description
6 54 40 .32 AC SWEETWATER GROVES PB 8-50 E100FT OF W510FT OF S1/2 OF LOT 4 BLK 21 LOT SIZE 100.000 X 140 OR 12094-2234 0384 1
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1954
Floors in Building
2
Roof type
Shingle, Concrete
Listing Agency:
Douglas Elliman
(305) 677-5000
Listed By:
Mariangela Jattin · License #3456702
(786) 203-6277
Added: Jul 31
Changed: Sep 14
Last Checked: Sep 20 at 12:06PM
MLS# A12063467
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 distinct residences on a 14,000 SQ FT lot near FIU in Sweetwater. The left-side home is a one-story unit with 3 bedrooms, 2 bathrooms, an oversized terrace, and yard access. The right-side residence spans two stories and includes 4 bedrooms, 3 bathrooms, impact windows, a large terrace, and its own yard access.
The property is within walking distance of FIU, supporting the student-housing use described for the asset. Central heating and central air conditioning serve the property, while available cable and a septic tank are listed among the utilities and systems. The structure was built in 1954.
The property is within walking distance of FIU, supporting the student-housing use described for the asset. Central heating and central air conditioning serve the property, while available cable and a septic tank are listed among the utilities and systems. The structure was built in 1954.
Key Highlights
- 14,000 SQ FT lot near FIU
- Within walking distance of FIU
- One‑story unit with 3 bedrooms, 2 bathrooms, oversized terrace, and yard access
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
$52,610
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
4.59%
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%
$1,052,200
$1.1M
Cap Rate 7%
$751,571
$751.6K
Cap Rate 9%
$584,556
$584.6K
Market Conditions
NOI Build-Up for 3,156 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
$79.5K $25.20/SF
− Vacancy
−$4.4K −$1.39/SF
EGI
$75.2K $23.81/SF
− OpEx
−$22.5K −$7.14/SF
NOI
$52.6K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$1,052,200
Cap Rate 7%
$751,571
Cap Rate 9%
$584,556
Alternative Uses
Best Use
Multifamily LT 5
$751.6K
$657.6K – $876.8K
NOI $52,610 @ 7.0% cap · market cap 4.59%
Second Best
Apartment 5plus
$693.4K
$606.7K – $809.0K
NOI $48,537 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,082 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,585
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 residences offer distinct layouts, terraces, and direct access to the yard.
Where is this duplex located?
The property is located at 11021 SW 4th St Sweetwater, FL.
What is the asking price?
The asking price for this property is $1,145,000.
What are key features of this property?
This property features: 14,000 SQ FT lot near FIU; Within walking distance of FIU; One‑story unit with 3 bedrooms, 2 bathrooms, oversized terrace, and yard access
