Renovated Duplex with Gated
New
For Sale
$1,150,000
1120 SW 12th St, Miami, FL 33129
Residential Income, Miami, FL
Property Size3,304 SF
Lot Size0.20 Acres
Price / SF$348.06
Days on Market5
Property Features for 1120 SW 12th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 3, Bathroom 1, Bedroom 4
Parking
1
Subdivision
LAWRENCE EST LAND COS SUB
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-11-001-1711
Size
3,304 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LAWRENCE EST LAND COS SUB PB 2-5 LOT 3 BLK 13-B LOT SIZE 50.000 X 175 OR 10798-1712 0780 1
Tax Annual Amount
8743
Legal Description
LAWRENCE EST LAND COS SUB PB 2-5 LOT 3 BLK 13-B LOT SIZE 50.000 X 175 OR 10798-1712 0780 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1941
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Sterling One Realty, Inc.
(305) 285-2322
Listed By:
William Alvarez · License #3267685
(305) 775-9186
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 23 at 10:06AM
MLS# A12073153
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 3,304-square-foot duplex, built in 1941, includes two distinct residences. The front unit has a renovated 2-bedroom, 1-bathroom bungalow layout with an open living and dining area, updated kitchen, glass-enclosed tile shower, and wood-look flooring. The second residence provides 3 bedrooms and 2 bathrooms. Block construction, tile flooring, central air, electric heat, a shingle roof, public water, and public sewer are documented.
The property occupies an 8,750-square-foot lot at 1120 SW 12th St in Miami. The site is fenced and gated, with a paver driveway, covered carport, covered rear patio, and mature palm landscaping. It is located near Downtown Miami, Brickell, and the Miami River. T3-O zoning under Miami 21 is identified in the property information; development potential and permitted uses should be independently verified with the City of Miami Planning Department.
The property occupies an 8,750-square-foot lot at 1120 SW 12th St in Miami. The site is fenced and gated, with a paver driveway, covered carport, covered rear patio, and mature palm landscaping. It is located near Downtown Miami, Brickell, and the Miami River. T3-O zoning under Miami 21 is identified in the property information; development potential and permitted uses should be independently verified with the City of Miami Planning Department.
Key Highlights
- 3,304 SF duplex on an 8,750 SF lot
- Front residence renovated with 2 bedrooms and 1 bathroom
- Second residence offers 3 bedrooms and 2 bathrooms
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
$66,264
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
5.76%
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%
$1,325,280
$1.3M
Cap Rate 7%
$946,629
$946.6K
Cap Rate 9%
$736,267
$736.3K
Market Conditions
NOI Build-Up for 3,304 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
$101.1K $30.60/SF
− Vacancy
−$6.4K −$1.95/SF
EGI
$94.7K $28.65/SF
− OpEx
−$28.4K −$8.60/SF
NOI
$66.3K $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%
$1,325,280
Cap Rate 7%
$946,629
Cap Rate 9%
$736,267
Alternative Uses
Best Use
Multifamily LT 5
$946.6K
$828.3K – $1.10M
NOI $66,264 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$871.9K
$763.0K – $1.02M
NOI $61,036 @ 7.0% cap · market cap 5.31%
Theoretical Best
Specialty Retail
$2.23M
$1.95M – $2.60M
NOI $156,115 @ 7.0% cap · market cap 13.58%
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
2,292
Businesses Nearby
Explore this area
Business Placement
Demographics for 33129, FL
15,218
Population
8,275
Households
1.8
Avg Household Size
44
Median Age
68%
College-Educated
97%
High-School Grad
1.4 sq mi
ZIP Area
10,870
Density / Sq Mi
$102,969
Median Household Income
$54,935
Median Earnings
$2,241
Median Rent
$573,900
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 residences include an updated bungalow, covered parking, and enclosed outdoor space.
Where is this duplex located?
The property is located at 1120 SW 12th St Miami, FL.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 3,304 SF duplex on an 8,750 SF lot; Front residence renovated with 2 bedrooms and 1 bathroom; Second residence offers 3 bedrooms and 2 bathrooms
