Single-Story Duplex with Two
For Sale
$800,000
11302 SW 7th Street, Miami, FL 33174
Move-in ready duplex with separate 3-bedroom and 2-bedroom units, each with multiple resident parking spaces.
Property Size1,951 SF
Days on Market83
Property Features for 11302 SW 7th Street
General Information
Standard status
Active
Size
1,951 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,057
Building Details
Building Size
1,951 SF
Year Built
1974
Stories
1
Tenancy
Multi
Listing Agency:
Savvy Avenue, LLC
Listed By:
Moe Mossa · License #3432985
(888) 490-1268
Source:
Marcelosteinmander
Added: Jun 18
Changed: Sep 8
Last Checked: Sep 8 at 10:55AM
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 Savvy Avenue, LLC
Investment Insights
Based on property information with market context.
This single-story duplex offers two separate, move-in ready residential units. Unit A features a 3-bedroom, 2-bath layout with a functional design and ample natural light. Unit B offers a 2-bedroom, 1-bath configuration with comfortable living space. Multiple parking spaces are provided for residents, supporting everyday convenience.
The property is positioned near Florida International University (FIU) and provides convenient access to major highways. Surrounding amenities noted include shopping centers, dining, places of worship, and highly-rated schools.
Based on the provided market rental-rate context for Sweetwater, the 3/2 and 2/1 units align with approximately $3,200 and $2,500 monthly, respectively, for a potential combined monthly income of $5,700+. A pre-approval letter or proof of funds is required prior to scheduling a showing.
The property is positioned near Florida International University (FIU) and provides convenient access to major highways. Surrounding amenities noted include shopping centers, dining, places of worship, and highly-rated schools.
Based on the provided market rental-rate context for Sweetwater, the 3/2 and 2/1 units align with approximately $3,200 and $2,500 monthly, respectively, for a potential combined monthly income of $5,700+. A pre-approval letter or proof of funds is required prior to scheduling a showing.
Key Highlights
- Single‑story duplex built in 1974 near Florida International University (FIU)
- Two separate units: one 3‑bedroom, 2‑bath and one 2‑bedroom, 1‑bath
- Move‑in ready for immediate leasing with functional layouts and ample natural light
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
$39,128
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
4.89%
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%
$782,560
$782.6K
Cap Rate 7%
$558,971
$559.0K
Cap Rate 9%
$434,756
$434.8K
Market Conditions
NOI Build-Up for 1,951 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
$59.7K $30.60/SF
− Vacancy
−$3.8K −$1.95/SF
EGI
$55.9K $28.65/SF
− OpEx
−$16.8K −$8.60/SF
NOI
$39.1K $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%
$782,560
Cap Rate 7%
$558,971
Cap Rate 9%
$434,756
Alternative Uses
Best Use
Multifamily LT 5
$559.0K
$489.1K – $652.1K
NOI $39,128 @ 7.0% cap · market cap 4.89%
Second Best
Apartment 5plus
$514.9K
$450.5K – $600.7K
NOI $36,042 @ 7.0% cap · market cap 4.51%
Theoretical Best
Specialty Retail
$1.32M
$1.15M – $1.54M
NOI $92,186 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,697
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 - Move-in ready duplex with separate 3-bedroom and 2-bedroom units, each with multiple resident parking spaces.
Where is this duplex located?
The property is located at 11302 SW 7th Street Miami, FL.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Single‑story duplex built in 1974 near Florida International University (FIU); Two separate units: one 3‑bedroom, 2‑bath and one 2‑bedroom, 1‑bath; Move‑in ready for immediate leasing with functional layouts and ample natural light
