Waterfront Duplex with
For Sale
$1,250,000
Pending
12085 W Dixie Highway, Biscayne Park, FL 33161
Residential Income, Biscayne Park, FL
Property Size3,848 SF
Days on Market46
Property Features for 12085 W Dixie Highway
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
0100
Bedrooms
9
Full bathrooms
8
Rooms
Bathroom 2, Bedroom 6, Bathroom 1, Bathroom 3, Bathroom 4, Bathroom 6, Bedroom 1, Bedroom 7, Bathroom 7, Bedroom 4, Bathroom 8, Bedroom 9, Bathroom 5, Bedroom 5, Bedroom 3, Bedroom 8, Bedroom 2
Parking
8
Subdivision
BISCAYNE PARK ESTATES
Lot features
< 1/4 Acre
Directions
Please use Google Maps.
Standard status
Pending
APN
17-22-30-031-1070
Size
3,848 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
BISCAYNE PARK ESTS BLKS 9 10 11 PB 5-107 PORT LOTS 2 & 3 DESC BEG 86.61FT SELY OF NE COR OF LOT 2 SELY74.30FT SWLY85FT BEING 15FTSWLY OF NEL
Tax Annual Amount
20925
Legal Description
BISCAYNE PARK ESTS BLKS 9 10 11 PB 5-107 PORT LOTS 2 & 3 DESC BEG 86.61FT SELY OF NE COR OF LOT 2 SELY74.30FT SWLY85FT BEING 15FTSWLY OF NEL
Utilities
Sewer type
Public Sewer
Water front
1
Amenities
Large Balconies
Kayak Launch
Building Details
Year built
1984
Floors in Building
2
Flooring type
Tile
Building materials
Block
Roof type
Tile
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
John Salt · License #3270043
(786) 485-0888
Added: Jul 18
Changed: Aug 29
Last Checked: Sep 1 at 6:06PM
MLS# A12032426
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 two-story duplex contains 3848 square feet and sits directly along a canal in Biscayne Park. The property was built in 1984 and has undergone remodeling in recent years, with tile flooring, high ceilings, bright interiors, spacious units, and large balconies facing the water. Impact windows and doors, updated plumbing and electrical systems, block construction, a tile roof, and public sewer are also in place. The room inventory includes 9 bedrooms and 8 bathrooms.
The property is located at 12085 W Dixie Highway, with access to North Miami Downtown and Griffin Park on foot. Whole Foods is approximately 6 mins away, while Wynwood, Aventura Mall, Miami International Airport, Brickell, and Surfside Beach are listed at 10, 12, 12, 14, and 14 minutes, respectively. Additional site features include a kayak launch and asphalt parking areas.
The property is located at 12085 W Dixie Highway, with access to North Miami Downtown and Griffin Park on foot. Whole Foods is approximately 6 mins away, while Wynwood, Aventura Mall, Miami International Airport, Brickell, and Surfside Beach are listed at 10, 12, 12, 14, and 14 minutes, respectively. Additional site features include a kayak launch and asphalt parking areas.
Key Highlights
- Canal‑front duplex with large water‑facing balconies
- 3848 square feet across a two‑story building
- Built in 1984 and remodeled in recent years
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
$64,145
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
5.13%
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%
$1,282,900
$1.3M
Cap Rate 7%
$916,357
$916.4K
Cap Rate 9%
$712,722
$712.7K
Market Conditions
NOI Build-Up for 3,848 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
$97.0K $25.20/SF
− Vacancy
−$5.3K −$1.39/SF
EGI
$91.6K $23.81/SF
− OpEx
−$27.5K −$7.14/SF
NOI
$64.1K $16.67/SF
Area
Miami-Dade County, FL
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%
$1,282,900
Cap Rate 7%
$916,357
Cap Rate 9%
$712,722
Alternative Uses
Best Use
Multifamily LT 5
$916.4K
$801.8K – $1.07M
NOI $64,145 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$845.4K
$739.8K – $986.3K
NOI $59,180 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$1.95M
$1.71M – $2.28M
NOI $136,658 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,593
Businesses Nearby
Explore this area
Business Placement
Demographics for 33161, FL
53,015
Population
18,912
Households
2.8
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
9,639
Density / Sq Mi
$55,265
Median Household Income
$34,311
Median Earnings
$1,494
Median Rent
$376,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-story canal-front property with remodeled interiors, impact windows, and updated plumbing and electrical systems.
Where is this duplex located?
The property is located at 12085 W Dixie Highway Biscayne Park, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Canal‑front duplex with large water‑facing balconies; 3848 square feet across a two‑story building; Built in 1984 and remodeled in recent years
