Duplex with Private
For Sale
$1,180,000
1428 SW 20th Street, Miami, FL 33145
Well-maintained duplex with impact windows and each unit offers three bedrooms, two full baths, and private outdoor space.
Property Size3,010 SF
Price / SF$487.60
Days on Market176
Property Features for 1428 SW 20th Street
General Information
Standard status
Active
Size
3,010 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
5700
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,855
Amenities
private backyard
covered terrace
impact windows and doors
Building Details
Building Size
3,010 SF
Year Built
1939
Stories
1
Tenancy
Multi
Listing Agency:
Realty One Group Evolution
Listed By:
Dariel Trujillo Chacon
(786) 531-6903
Source:
Laerrealty
Added: Mar 13
Changed: Sep 3
Last Checked: Aug 10 at 10:17AM
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 Realty One Group Evolution
Investment Insights
Based on property information with market context.
Well-maintained duplex suitable for investor or extended-family use. The property features impact windows and doors throughout. Each unit is configured with three bedrooms and two full bathrooms, along with a lateral hall and private backyard space. A covered terrace with a brand-new aluminum pergola is included in the private outdoor area.
The duplex is located in Shenandoah, about two miles from Brickell, Coconut Grove, and Coral Gables. Each unit provides three parking spaces, and the property is described as easy to show.
With consistent unit layouts and dedicated parking per unit, the duplex offers a straightforward live-in-and-rent arrangement or rental-focused ownership.
The duplex is located in Shenandoah, about two miles from Brickell, Coconut Grove, and Coral Gables. Each unit provides three parking spaces, and the property is described as easy to show.
With consistent unit layouts and dedicated parking per unit, the duplex offers a straightforward live-in-and-rent arrangement or rental-focused ownership.
Key Highlights
- Well‑maintained duplex built in 1939 in Miami’s Shenandoah neighborhood
- Each unit features 3 bedrooms and 2 full bathrooms
- Impact windows and doors throughout the property
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
$48,534
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
4.11%
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%
$970,680
$970.7K
Cap Rate 7%
$693,343
$693.3K
Cap Rate 9%
$539,267
$539.3K
Market Conditions
NOI Build-Up for 2,420 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
$74.1K $30.60/SF
− Vacancy
−$4.7K −$1.95/SF
EGI
$69.3K $28.65/SF
− OpEx
−$20.8K −$8.60/SF
NOI
$48.5K $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%
$970,680
Cap Rate 7%
$693,343
Cap Rate 9%
$539,267
Alternative Uses
Best Use
Multifamily LT 5
$693.3K
$606.7K – $808.9K
NOI $48,534 @ 7.0% cap · market cap 4.11%
Second Best
Apartment 5plus
$638.7K
$558.8K – $745.1K
NOI $44,706 @ 7.0% cap · market cap 3.79%
Theoretical Best
Specialty Retail
$1.63M
$1.43M – $1.91M
NOI $114,346 @ 7.0% cap · market cap 9.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,900
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
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with impact windows and each unit offers three bedrooms, two full baths, and private outdoor space.
Where is this duplex located?
The property is located at 1428 SW 20th Street Miami, FL.
What is the asking price?
The asking price for this property is $1,180,000.
What are key features of this property?
This property features: Well‑maintained duplex built in 1939 in Miami’s Shenandoah neighborhood; Each unit features 3 bedrooms and 2 full bathrooms; Impact windows and doors throughout the property
