Fenced-Yard Duplex
For Sale
$679,000
11339 Peachtree Dr, Miami, FL 33161
A fenced, fruit-bearing yard surrounds the existing residence on a sizable residential parcel.
Property Size1,544 SF
Price / SF$439.77
Days on Market19
Property Features for 11339 Peachtree Dr
General Information
Standard status
Active
Size
1,544 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$4,491
Building Details
Building Size
1,544 SF
Year Built
1937
Listing Agency:
LoKation
Listed By:
Marcia O'Connor · License #0433171
(305) 947-0477
Source:
Casacollectiongroup
Added: Aug 28
Changed: Sep 12
Last Checked: Sep 14 at 8:09AM
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 LoKation
Investment Insights
Based on property information with market context.
This duplex-classified property includes a 1,544-square-foot residence built in 1937. The home occupies a lot measuring over 1/4 acre, with fencing and fruit-bearing landscaping around the existing structure. The property is positioned for improvement and a two-family residential concept, subject to applicable approvals.
Located at 11339 Peachtree Dr in Miami, the property sits between Miami Shores and Biscayne Park. Shopping, an Aldi supermarket, banks, and public transportation are nearby, while Biscayne Blvd. is a short drive away. Downtown Miami is also accessible by bus or car within minutes.
Located at 11339 Peachtree Dr in Miami, the property sits between Miami Shores and Biscayne Park. Shopping, an Aldi supermarket, banks, and public transportation are nearby, while Biscayne Blvd. is a short drive away. Downtown Miami is also accessible by bus or car within minutes.
Key Highlights
- Duplex‑classified property with a 1,544‑square‑foot residence
- Lot measures over 1/4 acre
- Residence built in 1937
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
$30,966
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
4.56%
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%
$619,320
$619.3K
Cap Rate 7%
$442,371
$442.4K
Cap Rate 9%
$344,067
$344.1K
Market Conditions
NOI Build-Up for 1,544 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
$47.2K $30.60/SF
− Vacancy
−$3.0K −$1.95/SF
EGI
$44.2K $28.65/SF
− OpEx
−$13.3K −$8.60/SF
NOI
$31.0K $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%
$619,320
Cap Rate 7%
$442,371
Cap Rate 9%
$344,067
Alternative Uses
Best Use
Multifamily LT 5
$442.4K
$387.1K – $516.1K
NOI $30,966 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$407.5K
$356.5K – $475.4K
NOI $28,523 @ 7.0% cap · market cap 4.20%
Theoretical Best
Specialty Retail
$1.04M
$911.9K – $1.22M
NOI $72,955 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,783
Businesses Nearby
Explore this area
Business Placement
Demographics for 33161, FL
53,015
Population
18,912
Households
2.8
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
9,639
Density / Sq Mi
$55,265
Median Household Income
$34,311
Median Earnings
$1,494
Median Rent
$376,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - A fenced, fruit-bearing yard surrounds the existing residence on a sizable residential parcel.
Where is this duplex located?
The property is located at 11339 Peachtree Dr Miami, FL.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Duplex‑classified property with a 1,544‑square‑foot residence; Lot measures over 1/4 acre; Residence built in 1937
