Quadplex with New Metal
For Sale
$1,900,000
1025 SW 12th St, Miami, FL 33129
Fully leased four-unit property with varied layouts, on-site parking, and a substantial backyard.
Property Size3,248 SF
Days on Market8
Property Features for 1025 SW 12th St
General Information
Standard status
Active
Size
3,248 SF
Property subtype
Investment
Zoning
T3-O
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA, 2 x 1BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$10,000
Amenities
backyard
on-site parking
Building Details
Building Size
3,248 SF
Year Built
1989
Stories
1
Units
4
Listed By:
Jessica Quintero Bustamante
(786) 287-4480
Source:
Elliman
Added: Sep 19
Changed: Sep 23
Last Checked: Sep 24 at 11:13AM
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 Jessica Quintero Bustamante
Investment Insights
Based on property information with market context.
This tenant-occupied quadplex contains four residences totaling 7 bedrooms and 5 bathrooms. The unit mix includes a 3-bedroom, 2-bath residence; a 2-bedroom, 1-bath residence; and two 1-bedroom, 1-bath residences. A new aluminum and metal roof was completed in 2026. The property also includes a generous backyard and on-site parking.
Located at 1025 SW 12th St in Miami, the property is within the City of Miami’s T3-O zoning designation and near Little Havana. Brickell, Downtown Miami, Coral Gables, Coconut Grove, Key Biscayne, shopping, dining, and major highways are described as minutes away. Walk Score is 98, Transit Score is 89, and Bike Score is 80. Tenant occupancy is in place, with showings subject to listing-agent instructions.
Located at 1025 SW 12th St in Miami, the property is within the City of Miami’s T3-O zoning designation and near Little Havana. Brickell, Downtown Miami, Coral Gables, Coconut Grove, Key Biscayne, shopping, dining, and major highways are described as minutes away. Walk Score is 98, Transit Score is 89, and Bike Score is 80. Tenant occupancy is in place, with showings subject to listing-agent instructions.
Key Highlights
- Four‑unit quadplex with 7 bedrooms and 5 bathrooms
- Unit mix includes 3BR/2BA, 2BR/1BA, and two 1BR/1BA units
- New aluminum and metal roof completed in 2026
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
$65,140
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
3.43%
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%
$1,302,800
$1.3M
Cap Rate 7%
$930,571
$930.6K
Cap Rate 9%
$723,778
$723.8K
Market Conditions
NOI Build-Up for 3,248 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
$99.4K $30.60/SF
− Vacancy
−$6.3K −$1.95/SF
EGI
$93.1K $28.65/SF
− OpEx
−$27.9K −$8.60/SF
NOI
$65.1K $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%
$1,302,800
Cap Rate 7%
$930,571
Cap Rate 9%
$723,778
Alternative Uses
Best Use
Multifamily LT 5
$930.6K
$814.3K – $1.09M
NOI $65,140 @ 7.0% cap · market cap 3.43%
Second Best
Apartment 5plus
$857.2K
$750.0K – $1.00M
NOI $60,002 @ 7.0% cap · market cap 3.16%
Theoretical Best
Specialty Retail
$2.19M
$1.92M – $2.56M
NOI $153,469 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,403
Businesses Nearby
Explore this area
Business Placement
Demographics for 33129, FL
15,218
Population
8,275
Households
1.8
Avg Household Size
44
Median Age
68%
College-Educated
97%
High-School Grad
1.4 sq mi
ZIP Area
10,870
Density / Sq Mi
$102,969
Median Household Income
$54,935
Median Earnings
$2,241
Median Rent
$573,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully leased four-unit property with varied layouts, on-site parking, and a substantial backyard.
Where is this quadplex located?
The property is located at 1025 SW 12th St Miami, FL.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Four‑unit quadplex with 7 bedrooms and 5 bathrooms; Unit mix includes 3BR/2BA, 2BR/1BA, and two 1BR/1BA units; New aluminum and metal roof completed in 2026
