Renovated 8-Unit Apartment
For Sale
$2,375,000
1125 NE 80th Street, Miami, FL 33138
Commercial Sale, Miami, FL
Property Size4,600 SF
Lot Size0.29 Acres
Price / SF$516.30
Days on Market347
Property Features for 1125 NE 80th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
4600
Parking
9
Parking features
Assigned
Fencing
Fenced
Lot features
Oversized Lot, Room for Pool
Subdivision
2320
Standard status
Active
APN
0132080110170
Size
4,600 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CAUSEWAY BAYFRONTS PB 44-60 LOTS 3 & 4 BLK 3 LOT SIZE 12516 SQ FT OR 10543-1018 1079 1 COC 21547-2816 07 2003 1
Tax Annual Amount
26655
Legal Description
CAUSEWAY BAYFRONTS PB 44-60 LOTS 3 & 4 BLK 3 LOT SIZE 12516 SQ FT OR 10543-1018 1079 1 COC 21547-2816 07 2003 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
courtyard
on-site laundry
Building Details
Year built
1956
Floors in Building
1
Number of units
8
Flooring type
Vinyl
Building materials
Block
Roof type
Tile
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Steven M. Grossman, PA · License #3372785
(305) 319-0879
Added: Oct 9, 2025
Changed: Sep 18
Last Checked: Sep 20 at 11:06AM
MLS# F10530404
Copyright © 2026 BeachesMLS. 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 8-unit apartment property offers 4,600 square feet of building area on a 12,516-square-foot lot. Renovated in 2023, the asset includes a landscaped courtyard, on-site laundry facilities, nine dedicated parking spaces, assigned parking, fencing, vinyl flooring, and wall/window cooling units. The building was constructed in 1956 with block construction, a tile roof, public water, and public sewer.
The property is located at 1125 NE 80th Street in Miami, approximately half a block from Biscayne Bay. The surrounding area includes waterfronts, parks, boutiques, restaurants, and the MiMo District, with access to I-95 within a short drive. The property is reported as fully occupied with tenant retention.
The property is located at 1125 NE 80th Street in Miami, approximately half a block from Biscayne Bay. The surrounding area includes waterfronts, parks, boutiques, restaurants, and the MiMo District, with access to I-95 within a short drive. The property is reported as fully occupied with tenant retention.
Key Highlights
- 8‑unit apartment property with 4,600 square feet of building area
- Renovated in 2023
- 12,516‑square‑foot lot, equivalent to 0.29 acres
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
$84,978
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
3.58%
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%
$1,699,560
$1.7M
Cap Rate 7%
$1,213,971
$1.2M
Cap Rate 9%
$944,200
$944.2K
Market Conditions
NOI Build-Up for 4,600 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
$165.6K $36.00/SF
− Vacancy
−$11.1K −$2.41/SF
EGI
$154.5K $33.59/SF
− OpEx
−$69.5K −$15.11/SF
NOI
$85.0K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,699,560
Cap Rate 7%
$1,213,971
Cap Rate 9%
$944,200
Alternative Uses
Best Use
Apartment 5plus
$1.21M
$1.06M – $1.42M
NOI $84,978 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.11M
$2.72M – $3.62M
NOI $217,352 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,418
Businesses Nearby
Explore this area
Business Placement
Demographics for 33138, FL
27,601
Population
14,310
Households
1.9
Avg Household Size
43
Median Age
47%
College-Educated
87%
High-School Grad
4.2 sq mi
ZIP Area
6,572
Density / Sq Mi
$71,518
Median Household Income
$52,853
Median Earnings
$1,647
Median Rent
$686,300
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?
Apartment building - Updated multifamily asset with a landscaped courtyard, on-site laundry, and assigned parking.
Where is this apartment building located?
The property is located at 1125 NE 80th Street Miami, FL.
What is the asking price?
The asking price for this property is $2,375,000.
What are key features of this property?
This property features: 8‑unit apartment property with 4,600 square feet of building area; Renovated in 2023; 12,516‑square‑foot lot, equivalent to 0.29 acres
