Duplex Property on Large
New
For Sale
$679,000
11339 Peachtree Dr, Miami, FL 33161
Residential Income, Miami, FL
Property Size1,544 SF
Price / SF$439.77
Days on Market1
Property Features for 11339 Peachtree Dr
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Parking
4
Patio and Porch features
Porch
Exterior features
Fence, Fruit Trees, Porch, Awning(s)
Fencing
Fenced
Subdivision
BISCAYNE BLVD PARK
Lot features
1/4 to 1/2 Acre Lot
Standard status
Active
APN
30-22-32-003-0340
Size
1,544 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
BISCAYNE BLVD PARK PB 34-96 LOTS 6-7-15 & 16 LESS BEG NE COR LOT 6 W77.7FT S42.61FT SWLY63.52FT E103.73FT N100FT TO POB BLK 2 LOT SIZE 100.0
Tax Annual Amount
4491
Legal Description
BISCAYNE BLVD PARK PB 34-96 LOTS 6-7-15 & 16 LESS BEG NE COR LOT 6 W77.7FT S42.61FT SWLY63.52FT E103.73FT N100FT TO POB BLK 2 LOT SIZE 100.0
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Wall Furnace
Cooling system
Electric
Water source
Public
Building Details
Year built
1937
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Marcia O'Connor · License #0433171
(305) 303-1002
Added: Sep 8
Last Checked: Sep 8 at 6:06PM
MLS# A12085406
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 property includes a 1,544-square-foot block-built house constructed in 1937. The residence has tile flooring, wall-furnace heating, electric cooling, a porch, awning(s), and a fenced yard with fruit trees. The existing improvements provide a starting point for renovation or development of a two-family home, as described in the property information.
The property is located on Peachtree Dr between Miami Shores and Biscayne Park, with shopping, an Aldi supermarket, banks, and public transportation nearby. Biscayne Boulevard is a short distance away, and downtown Miami is accessible by bus or car. Public water, septic-tank sewer service, and cable availability are reported for the property.
The property is located on Peachtree Dr between Miami Shores and Biscayne Park, with shopping, an Aldi supermarket, banks, and public transportation nearby. Biscayne Boulevard is a short distance away, and downtown Miami is accessible by bus or car. Public water, septic-tank sewer service, and cable availability are reported for the property.
Key Highlights
- 1,544 square feet on a lot over 1/4 acre
- Block‑built house constructed in 1937
- Fenced yard with fruit trees, porch, and awning(s)
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
Property Profile
Current Use
Lease Details
2
Residential units
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
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 - Block-built residence with fenced grounds, fruit trees, a porch, and room to pursue a two-family home concept.
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: 1,544 square feet on a lot over 1/4 acre; Block‑built house constructed in 1937; Fenced yard with fruit trees, porch, and awning(s)
