Duplex with Storm-Security
For Sale
$615,000
Pending
11970 SW 217th St, Miami, FL 33170
MULTI_FAMILY - Miami, FL
Property Size2,154 SF
Days on Market40
Property Features for 11970 SW 217th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
3161
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 6, Bathroom 4, Bedroom 1, Bedroom 3, Bathroom 3
Parking
4
Security features
Security
Exterior features
Storm/Security Shutters
Subdivision
SYMMES-SHARMAN TRACT
Lot features
< 1/4 Acre
Standard status
Pending
APN
30-69-12-004-1091
Size
2,154 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
SYMMES SHARMAN TRACT PB 9-170 LOT 25 BLK 6 LOT SIZE 7334 SQ FT F/A/U 30 6912 004 1100 OR 21538-0886 0703 2 COC 24112-2245 12 2005 1
Tax Annual Amount
8391
Legal Description
SYMMES SHARMAN TRACT PB 9-170 LOT 25 BLK 6 LOT SIZE 7334 SQ FT F/A/U 30 6912 004 1100 OR 21538-0886 0703 2 COC 24112-2245 12 2005 1
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Amenities
Big Patio
Alarm and Cameras
New accordion hurricane shutter
Building Details
Year built
2005
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
NB Elite Realty
(844) 444-6237
Listed By:
Lujan Perez · License #0676644
(305) 409-9786
Added: Jul 9
Changed: Aug 3
Last Checked: Aug 17 at 9:06AM
MLS# A12024291
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 at 11970 SW 217th St in Miami, FL features block construction and ceramic tile flooring. Built in 2005, the property offers two units with three bedrooms and two bathrooms each. Interior comfort includes central heating and central air. The roof is shingle, and the home includes a cemented driveway plus a large patio.
Exterior and safety features include storm/security shutters, along with an alarm and cameras. Utilities noted for the property include cable availability. The property is served by a septic tank for sewer.
Section 8 may be a consideration for qualified tenants, adding potential flexibility for leasing.
Buyer must close with Seller’s Closing Agent.
Exterior and safety features include storm/security shutters, along with an alarm and cameras. Utilities noted for the property include cable availability. The property is served by a septic tank for sewer.
Section 8 may be a consideration for qualified tenants, adding potential flexibility for leasing.
Buyer must close with Seller’s Closing Agent.
Key Highlights
- Built in 2005 duplex with block construction and ceramic tile flooring
- Two units with three bedrooms and two bathrooms each
- Storm/security shutters plus alarm and camera system
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
$43,200
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
7.02%
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%
$864,000
$864.0K
Cap Rate 7%
$617,143
$617.1K
Cap Rate 9%
$480,000
$480.0K
Market Conditions
NOI Build-Up for 2,154 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
$65.9K $30.60/SF
− Vacancy
−$4.2K −$1.95/SF
EGI
$61.7K $28.65/SF
− OpEx
−$18.5K −$8.60/SF
NOI
$43.2K $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%
$864,000
Cap Rate 7%
$617,143
Cap Rate 9%
$480,000
Alternative Uses
Best Use
Multifamily LT 5
$617.1K
$540.0K – $720.0K
NOI $43,200 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$568.5K
$497.4K – $663.2K
NOI $39,792 @ 7.0% cap · market cap 6.47%
Theoretical Best
Specialty Retail
$1.45M
$1.27M – $1.70M
NOI $101,777 @ 7.0% cap · market cap 16.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Explore this area
Business Placement
Demographics for 33170, FL
14,908
Population
4,839
Households
3.1
Avg Household Size
37
Median Age
22%
College-Educated
79%
High-School Grad
12.4 sq mi
ZIP Area
1,202
Density / Sq Mi
$68,953
Median Household Income
$40,052
Median Earnings
$1,511
Median Rent
$426,200
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 - Duplex built in 2005 with cemented driveway and patio, storm/security shutters, and alarm plus camera systems.
Where is this duplex located?
The property is located at 11970 SW 217th St Miami, FL.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Built in 2005 duplex with block construction and ceramic tile flooring; Two units with three bedrooms and two bathrooms each; Storm/security shutters plus alarm and camera system
