New Construction
For Sale
$799,000
11911 SW 213, Miami, FL 33177
Residential Income, Miami, FL
Property Size2,029 SF
Price / SF$393.79
Days on Market53
Property Features for 11911 SW 213
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
3050
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 5, Bathroom 3, Bedroom 2, Bathroom 4, Bedroom 6, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 2
Parking
4
Subdivision
SYMMES-SHARMAN TRACT
Lot features
< 1/4 Acre
Standard status
Active
APN
30-69-12-004-0120
Size
2,029 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
12-13 56 39 SYMMES-SHARMAN TRACT PB 9-170 LOT 13 BLK 1 LESS S6FT FOR R/W LOT SIZE 6900 SQ FT M/L CASE #99-1511 1100
Tax Annual Amount
2787
Legal Description
12-13 56 39 SYMMES-SHARMAN TRACT PB 9-170 LOT 13 BLK 1 LESS S6FT FOR R/W LOT SIZE 6900 SQ FT M/L CASE #99-1511 1100
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
impact windows and doors
central A/C
private outdoor areas
ample parking
separate utility meters
Building Details
Year built
2025
Floors in Building
1
Flooring type
Tile
Listing Agency:
United Realty Group Inc
(954) 450-2000
Listed By:
Yojana Ramones · License #3500412
(954) 540-2182
Added: Jul 25
Changed: Sep 13
Last Checked: Sep 15 at 3:06PM
MLS# A11863104
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 2,029-square-foot duplex is under construction and planned with two residential units. Each unit includes three bedrooms, two bathrooms, an open-concept living arrangement, tile flooring, central heating and cooling, impact windows and doors, and a private outdoor area. Separate utility meters support independent unit operations, while public water and sewer serve the property.
Located in Miami, the property is near major highways, shopping, dining, and schools. The duplex has no HOA and includes on-site parking. Its two-unit configuration accommodates separate occupancy while maintaining distinct residential spaces and utility service.
Located in Miami, the property is near major highways, shopping, dining, and schools. The duplex has no HOA and includes on-site parking. Its two-unit configuration accommodates separate occupancy while maintaining distinct residential spaces and utility service.
Key Highlights
- 2,029 SF duplex with two residential units
- Each unit includes 3 bedrooms and 2 bathrooms
- Under‑construction property with tile flooring and open‑concept layouts
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
$33,823
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
4.23%
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%
$676,460
$676.5K
Cap Rate 7%
$483,186
$483.2K
Cap Rate 9%
$375,811
$375.8K
Market Conditions
NOI Build-Up for 2,029 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
$51.1K $25.20/SF
− Vacancy
−$2.8K −$1.39/SF
EGI
$48.3K $23.81/SF
− OpEx
−$14.5K −$7.14/SF
NOI
$33.8K $16.67/SF
Area
ZIP 33177
Vacancy
5.50%
Lease Rate
$25.20 /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%
$676,460
Cap Rate 7%
$483,186
Cap Rate 9%
$375,811
Alternative Uses
Best Use
Multifamily LT 5
$483.2K
$422.8K – $563.7K
NOI $33,823 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$445.8K
$390.1K – $520.1K
NOI $31,205 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$1.03M
$900.7K – $1.20M
NOI $72,058 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
541
Businesses Nearby
Explore this area
Business Placement
Demographics for 33177, FL
56,331
Population
17,124
Households
3.3
Avg Household Size
41
Median Age
23%
College-Educated
84%
High-School Grad
12.6 sq mi
ZIP Area
4,471
Density / Sq Mi
$77,297
Median Household Income
$36,347
Median Earnings
$2,080
Median Rent
$399,000
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units offer open layouts, central air, impact windows and doors, and separate utility meters.
Where is this duplex located?
The property is located at 11911 SW 213 Miami, FL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 2,029 SF duplex with two residential units; Each unit includes 3 bedrooms and 2 bathrooms; Under‑construction property with tile flooring and open‑concept layouts
