Leased Duplex with T3-O
For Sale
$650,000
1410 SW 22nd Ave, Miami, FL 33145
A duplex with both units currently leased, located on a lot zoned T3-O and available to show with notice.
Property Size3,059 SF
Price / SF$212.49
Days on Market140
Property Features for 1410 SW 22nd Ave
General Information
Standard status
Active
Size
3,059 SF
Property subtype
Duplex
Zoning
T3-O
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,573
Building Details
Building Size
3,059 SF
Year Built
1950
Listing Agency:
Volante Realty Group LLC
Listed By:
Francisco Haedo · License #3487882
(786) 290-9330
Source:
Casacollectiongroup
Added: Apr 21
Changed: Sep 4
Last Checked: Sep 7 at 6:58AM
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 Volante Realty Group LLC
Investment Insights
Based on property information with market context.
This income-producing duplex at 1410 SW 22nd Ave features two units, and both are currently leased. The property is positioned to support continued occupancy, with showings available with notice. The lot is zoned T3-O, which may appeal to buyers evaluating development opportunities alongside current rental income.
The home is described as being in the heart of Miami, with convenient access to major roads and nearby shopping and dining. The surrounding area and day-to-day amenities are presented as factors that support tenant demand.
For investors looking for an occupied duplex, this property offers an immediately leased setup on a T3-O zoned lot.
The home is described as being in the heart of Miami, with convenient access to major roads and nearby shopping and dining. The surrounding area and day-to-day amenities are presented as factors that support tenant demand.
For investors looking for an occupied duplex, this property offers an immediately leased setup on a T3-O zoned lot.
Key Highlights
- Duplex built in 1950 with both units currently leased
- T3‑O zoning—development opportunity per listing remarks
- Easy to show with notice
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
$56,510
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
8.69%
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%
$1,130,200
$1.1M
Cap Rate 7%
$807,286
$807.3K
Cap Rate 9%
$627,889
$627.9K
Market Conditions
NOI Build-Up for 3,059 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
$110.1K $36.00/SF
− Vacancy
−$7.4K −$2.41/SF
EGI
$102.7K $33.59/SF
− OpEx
−$46.2K −$15.11/SF
NOI
$56.5K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,130,200
Cap Rate 7%
$807,286
Cap Rate 9%
$627,889
Alternative Uses
Best Use
Multifamily LT 5
$876.4K
$766.9K – $1.02M
NOI $61,350 @ 7.0% cap · market cap 9.44%
Second Best
Apartment 5plus
$807.3K
$706.4K – $941.8K
NOI $56,510 @ 7.0% cap · market cap 8.69%
Theoretical Best
Specialty Retail
$2.06M
$1.81M – $2.41M
NOI $144,539 @ 7.0% cap · market cap 22.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,352
Businesses Nearby
Explore this area
Business Placement
Demographics for 33145, FL
29,737
Population
12,773
Households
2.3
Avg Household Size
44
Median Age
42%
College-Educated
85%
High-School Grad
2.5 sq mi
ZIP Area
11,895
Density / Sq Mi
$70,592
Median Household Income
$43,039
Median Earnings
$1,769
Median Rent
$560,300
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 - A duplex with both units currently leased, located on a lot zoned T3-O and available to show with notice.
Where is this duplex located?
The property is located at 1410 SW 22nd Ave Miami, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Duplex built in 1950 with both units currently leased; T3‑O zoning—development opportunity per listing remarks; Easy to show with notice
