Quadplex with Month-to-Month
New
For Sale
$675,000
11351 NW 11th Ave, Miami, FL 33168
Residential Income, Miami, FL
Property Size2,244 SF
Price / SF$300.80
Days on Market5
Property Features for 11351 NW 11th Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 6, Bedroom 1, Bathroom 3, Bedroom 5, Bedroom 4, Bathroom 1, Bathroom 4, Bedroom 3, Bedroom 2
Parking
4
Subdivision
LAWNDALE 3RD ADDN
Lot features
< 1/4 Acre
Standard status
Active
APN
30-21-35-009-0310
Size
2,244 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
LAWNDALE 3RD ADDN PB 45-20 LOT 16 BLK 7 LOT SIZE 79.780 X 106 OR 19655-3534 0401 6 COC 21350-2945 04 2003 1 OR 21355-4159 062003 4
Tax Annual Amount
6781
Legal Description
LAWNDALE 3RD ADDN PB 45-20 LOT 16 BLK 7 LOT SIZE 79.780 X 106 OR 19655-3534 0401 6 COC 21350-2945 04 2003 1 OR 21355-4159 062003 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Wall Furnace
Cooling system
Electric, Ceiling Fan(s), Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1953
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
Premier Realty & Invest. Group
(305) 756-4450
Listed By:
Ronald Henry · License #0662397
(305) 300-9653
Added: Sep 22
Last Checked: Sep 26 at 3:06PM
MLS# A12093378
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.
Located at 11351 NW 11th Ave in Miami, this quadplex contains 2,244 square feet and was built in 1953. The property includes six bedrooms and four bathrooms, with ceramic tile flooring, block construction, and a shingle roof. Cooling is provided through electric systems, ceiling fans, and wall or window units, while heating includes electric service and wall furnaces.
The property is supplied by public water and public sewer, with cable availability noted. All current tenants occupy the units on a month-to-month basis. Exterior drive-by review is permitted, while interior access requires seller approval or an accepted offer.
The property is supplied by public water and public sewer, with cable availability noted. All current tenants occupy the units on a month-to-month basis. Exterior drive-by review is permitted, while interior access requires seller approval or an accepted offer.
Key Highlights
- Quadplex with 2,244 square feet, six bedrooms, and four bathrooms
- Built in 1953 with block construction and a shingle roof
- Month‑to‑month tenancy structure across the property
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
$45,005
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
6.67%
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%
$900,100
$900.1K
Cap Rate 7%
$642,929
$642.9K
Cap Rate 9%
$500,056
$500.1K
Market Conditions
NOI Build-Up for 2,244 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
$68.7K $30.60/SF
− Vacancy
−$4.4K −$1.95/SF
EGI
$64.3K $28.65/SF
− OpEx
−$19.3K −$8.60/SF
NOI
$45.0K $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%
$900,100
Cap Rate 7%
$642,929
Cap Rate 9%
$500,056
Alternative Uses
Best Use
Multifamily LT 5
$642.9K
$562.6K – $750.1K
NOI $45,005 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$592.2K
$518.2K – $690.9K
NOI $41,454 @ 7.0% cap · market cap 6.14%
Theoretical Best
Specialty Retail
$1.51M
$1.33M – $1.77M
NOI $106,030 @ 7.0% cap · market cap 15.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,050
Businesses Nearby
Explore this area
Business Placement
Demographics for 33168, FL
24,715
Population
6,761
Households
3.7
Avg Household Size
39
Median Age
16%
College-Educated
79%
High-School Grad
3.6 sq mi
ZIP Area
6,865
Density / Sq Mi
$58,636
Median Household Income
$31,984
Median Earnings
$1,576
Median Rent
$329,000
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
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Frequently Asked Questions
What type of property is this?
Quadplex - The building features block construction, ceramic tile flooring, and public water and sewer service.
Where is this quadplex located?
The property is located at 11351 NW 11th Ave Miami, FL.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Quadplex with 2,244 square feet, six bedrooms, and four bathrooms; Built in 1953 with block construction and a shingle roof; Month‑to‑month tenancy structure across the property
