Duplex With Two-Bedroom
New
For Sale
$1,295,000
1704 S Le Jeune Rd, Coral Gables, FL 33134
Two-unit residential property with distinct bedroom and bathroom configurations near shopping, dining, schools, and major roads.
Property Size2,183 SF
Days on Market3
Property Features for 1704 S Le Jeune Rd
General Information
Standard status
Active
Size
2,183 SF
Property subtype
Duplex
Units
Unit Mix
3BR/2BA, 2BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$12,648
Building Details
Building Size
2,183 SF
Year Built
1960
Listing Agency:
Onyx Realty
Listed By:
Sean Guim · License #3403699
(786) 236-0240
Source:
Vanessafrankmiami
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 2 at 2:02PM
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 Onyx Realty
Investment Insights
Based on property information with market context.
This duplex contains two residential units: one with three bedrooms and two bathrooms, and another with two bedrooms and two bathrooms. The property was built in 1960 and offers separate unit configurations within a single residential income asset.
The property is situated near shopping, dining, schools, and major roads. Its two-unit layout supports residential income use and provides flexibility for an owner-occupant arrangement, subject to applicable requirements.
The property is situated near shopping, dining, schools, and major roads. Its two-unit layout supports residential income use and provides flexibility for an owner-occupant arrangement, subject to applicable requirements.
Key Highlights
- Two‑unit duplex configuration
- 3‑bedroom, 2‑bath unit
- 2‑bedroom, 2‑bath unit
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
$36,390
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
2.81%
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%
$727,800
$727.8K
Cap Rate 7%
$519,857
$519.9K
Cap Rate 9%
$404,333
$404.3K
Market Conditions
NOI Build-Up for 2,183 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
$55.0K $25.20/SF
− Vacancy
−$3.0K −$1.39/SF
EGI
$52.0K $23.81/SF
− OpEx
−$15.6K −$7.14/SF
NOI
$36.4K $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%
$727,800
Cap Rate 7%
$519,857
Cap Rate 9%
$404,333
Alternative Uses
Best Use
Multifamily LT 5
$519.9K
$454.9K – $606.5K
NOI $36,390 @ 7.0% cap · market cap 2.81%
Second Best
Apartment 5plus
$479.6K
$419.7K – $559.6K
NOI $33,573 @ 7.0% cap · market cap 2.59%
Theoretical Best
Office A
$1.11M
$969.1K – $1.29M
NOI $77,527 @ 7.0% cap · market cap 5.99%
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
8,316
Businesses Nearby
Explore this area
Business Placement
Demographics for 33134, FL
38,739
Population
18,136
Households
2.1
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
5.2 sq mi
ZIP Area
7,450
Density / Sq Mi
$92,009
Median Household Income
$56,392
Median Earnings
$1,818
Median Rent
$660,200
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 - Two-unit residential property with distinct bedroom and bathroom configurations near shopping, dining, schools, and major roads.
Where is this duplex located?
The property is located at 1704 S Le Jeune Rd Coral Gables, FL.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; 3‑bedroom, 2‑bath unit; 2‑bedroom, 2‑bath unit
