Duplex with Outdoor
For Sale
$1,200,000
1872 SW 9th Street, Miami, FL 33135
Built in 1935, this duplex includes outdoor space and has no HOA.
Property Size2,569 SF
Price / SF$612.24
Days on Market58
Property Features for 1872 SW 9th Street
General Information
Standard status
Active
Size
2,569 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
5700
Taxes and HOA fees
Annual Taxes
$14,737
Building Details
Building Size
2,569 SF
Year Built
1935
Stories
2
Listing Agency:
Douglas Elliman
(747) 254-3884
Listed By:
Ricky Alietti · License #3353806
(747) 254-3884
Source:
Laerrealty
Added: Jul 5
Changed: Aug 29
Last Checked: Aug 30 at 1:32PM
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 Douglas Elliman
Investment Insights
Based on property information with market context.
This duplex, built in 1935, offers a spacious interior with abundant natural light and outdoor space. The property is positioned for residential use with room for entertaining and potential future expansion, as described in the property information. No HOA is associated with the property.
The address is on SW 9th Street in Miami’s Calle Ocho area, minutes from Downtown Miami, Brickell, and Coral Gables. Major highways, shopping, dining, and entertainment are also identified in the surrounding area. The property carries zoning designation 5700.
The address is on SW 9th Street in Miami’s Calle Ocho area, minutes from Downtown Miami, Brickell, and Coral Gables. Major highways, shopping, dining, and entertainment are also identified in the surrounding area. The property carries zoning designation 5700.
Key Highlights
- Duplex property built in 1935
- Outdoor space suitable for entertaining
- No HOA
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
$39,309
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
3.28%
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%
$786,180
$786.2K
Cap Rate 7%
$561,557
$561.6K
Cap Rate 9%
$436,767
$436.8K
Market Conditions
NOI Build-Up for 1,960 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
$60.0K $30.60/SF
− Vacancy
−$3.8K −$1.95/SF
EGI
$56.2K $28.65/SF
− OpEx
−$16.8K −$8.60/SF
NOI
$39.3K $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%
$786,180
Cap Rate 7%
$561,557
Cap Rate 9%
$436,767
Alternative Uses
Best Use
Multifamily LT 5
$561.6K
$491.4K – $655.2K
NOI $39,309 @ 7.0% cap · market cap 3.28%
Second Best
Apartment 5plus
$517.3K
$452.6K – $603.5K
NOI $36,208 @ 7.0% cap · market cap 3.02%
Theoretical Best
Specialty Retail
$1.32M
$1.16M – $1.54M
NOI $92,611 @ 7.0% cap · market cap 7.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,972
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
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 - Built in 1935, this duplex includes outdoor space and has no HOA.
Where is this duplex located?
The property is located at 1872 SW 9th Street Miami, FL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Duplex property built in 1935; Outdoor space suitable for entertaining; No HOA
