Duplex with Two Separate
For Sale
Contact for pricing
120 SW 80th Ave, Miami, FL 33144
Duplex offering two separate units, washers and dryers in both, plus ample parking and recently replaced HVAC units.
Property Size3,186 SF
Price / SF$306.34
Days on Market139
Property Features for 120 SW 80th Ave
General Information
Standard status
Active
Size
3,186 SF
Total Parking Spaces
6
Property subtype
Multifamily
Zoning
5700
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1975
Listing Agency:
Platinum Group Real Estate
Listed By:
Maylen Rodriguez · License #3170645
Source:
Crexi
Added: Mar 28
Changed: Aug 8
Last Checked: Jul 21 at 5:14AM
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 Platinum Group Real Estate
Investment Insights
Based on property information with market context.
This duplex includes two separate units. The left unit is vacant and features 3 bedrooms and 2 bathrooms. The right unit is currently occupied on a month-to-month basis and offers 2 bedrooms and 2 full bathrooms. Both units have washers and dryers, and the property has ample parking with room for trucks. A spacious backyard is included, and air conditioning units were recently replaced.
The property is located near Palmetto Expressway, providing convenient access to major roads and nearby shopping and services.
Ideal for buyers seeking either rental income from one unit or owner-occupancy with an additional unit available for rent, subject to the existing month-to-month tenant arrangement.
The property is located near Palmetto Expressway, providing convenient access to major roads and nearby shopping and services.
Ideal for buyers seeking either rental income from one unit or owner-occupancy with an additional unit available for rent, subject to the existing month-to-month tenant arrangement.
Key Highlights
- Duplex with two separate units; left unit has 3 bedrooms and 2 bathrooms and is currently vacant
- Right unit has 2 bedrooms and 2 full bathrooms and is occupied by a month‑to‑month tenant for rental income
- Both units include washers and dryers
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
$63,897
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
6.55%
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%
$1,277,940
$1.3M
Cap Rate 7%
$912,814
$912.8K
Cap Rate 9%
$709,967
$710.0K
Market Conditions
NOI Build-Up for 3,186 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
$97.5K $30.60/SF
− Vacancy
−$6.2K −$1.95/SF
EGI
$91.3K $28.65/SF
− OpEx
−$27.4K −$8.60/SF
NOI
$63.9K $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%
$1,277,940
Cap Rate 7%
$912,814
Cap Rate 9%
$709,967
Alternative Uses
Best Use
Multifamily LT 5
$912.8K
$798.7K – $1.06M
NOI $63,897 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$840.8K
$735.7K – $980.9K
NOI $58,856 @ 7.0% cap · market cap 6.03%
Theoretical Best
Specialty Retail
$2.15M
$1.88M – $2.51M
NOI $150,540 @ 7.0% cap · market cap 15.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,792
Businesses Nearby
Explore this area
Business Placement
Demographics for 33144, FL
25,814
Population
9,665
Households
2.7
Avg Household Size
48
Median Age
28%
College-Educated
80%
High-School Grad
3.1 sq mi
ZIP Area
8,327
Density / Sq Mi
$59,207
Median Household Income
$35,051
Median Earnings
$1,730
Median Rent
$440,600
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 offering two separate units, washers and dryers in both, plus ample parking and recently replaced HVAC units.
Where is this duplex located?
The property is located at 120 SW 80th Ave Miami, FL.
What is the asking price?
The asking price for this property is $975,999.
What are key features of this property?
This property features: Duplex with two separate units; left unit has 3 bedrooms and 2 bathrooms and is currently vacant; Right unit has 2 bedrooms and 2 full bathrooms and is occupied by a month‑to‑month tenant for rental income; Both units include washers and dryers
