New Construction Duplex on Large
For Sale
Contact for pricing
12080 & 12090 SW 213th St, Miami, FL 33177
New duplex built in 2023 on a 1/4 acre lot.
Property Size2,943 SF
Lot Size0.25 Acres
Price / SF$407.41
Days on Market415
Property Features for 12080 & 12090 SW 213th St
General Information
Standard status
Active
Size
2,943 SF
Total Parking Spaces
4
Lot size
0.25 Acres
Property subtype
Multifamily
Building Details
Year Built
2023
Stories
1
Units
2
Listing Agency:
BRS REAL ESTATE COMPANY
(786) 229-7395
Listed By:
Angel Barreiro · License #3194683
Source:
Crexi
Added: Jun 25, 2025
Changed: Aug 8
Last Checked: Aug 2 at 2:04PM
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 BRS REAL ESTATE COMPANY
Investment Insights
Based on property information with market context.
This newly constructed duplex, completed in 2023, is situated on a 1/4 acre lot and features a long driveway. The property consists of two units, each with 4 bedrooms and 2 bathrooms, totaling 8 bedrooms and 4 bathrooms. Each unit includes newer appliances and a laundry closet located in the hallway. The building is equipped with impact windows. The large lot provides ample space for boat or RV storage. Located in a quiet neighborhood, this duplex offers a residential income opportunity.
Key Highlights
- Newer construction built in 2023
- Duplex configuration with 8 bedrooms and 4 bathrooms total
- Large lot (1/4 acre) with space for boat or RV storage
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
$49,059
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
4.09%
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%
$981,180
$981.2K
Cap Rate 7%
$700,843
$700.8K
Cap Rate 9%
$545,100
$545.1K
Market Conditions
NOI Build-Up for 2,943 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
$74.2K $25.20/SF
− Vacancy
−$4.1K −$1.39/SF
EGI
$70.1K $23.81/SF
− OpEx
−$21.0K −$7.14/SF
NOI
$49.1K $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%
$981,180
Cap Rate 7%
$700,843
Cap Rate 9%
$545,100
Alternative Uses
Best Use
Multifamily LT 5
$700.8K
$613.2K – $817.7K
NOI $49,059 @ 7.0% cap · market cap 4.09%
Second Best
Apartment 5plus
$646.6K
$565.8K – $754.4K
NOI $45,261 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,518 @ 7.0% cap · market cap 8.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
559
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
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 - New duplex built in 2023 on a 1/4 acre lot.
Where is this duplex located?
The property is located at 12080 & 12090 SW 213th St Miami, FL.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Newer construction built in 2023; Duplex configuration with 8 bedrooms and 4 bathrooms total; Large lot (1/4 acre) with space for boat or RV storage
