Well-Maintained Duplex With Impact
For Sale
$1,180,000
1428 SW 20th St, Miami, FL 33145
Residential Income, Miami, FL
Property Size2,420 SF
Price / SF$487.60
Days on Market41
Property Features for 1428 SW 20th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 6, Bathroom 4, Bedroom 2, Bedroom 3, Bedroom 5, Bathroom 3, Bedroom 4, Bathroom 1, Bedroom 1
Parking
6
Subdivision
OSCEOLA GROVES
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-11-011-0870
Size
2,420 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
11 54 41 OSCEOLA GROVES PB 8-107 LOT 11 AND 12 BLK 6 LOT SIZE 50.000 X 103 OR 17658-4884 0597 4 COC 25775-0834 07 2007 5
Tax Annual Amount
9855
Legal Description
11 54 41 OSCEOLA GROVES PB 8-107 LOT 11 AND 12 BLK 6 LOT SIZE 50.000 X 103 OR 17658-4884 0597 4 COC 25775-0834 07 2007 5
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1939
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Tile
Listing Agency:
Realty One Group Evolution
(786) 477-4715
Listed By:
Dariel Trujillo Chacon PA · License #3457192
(786) 531-6903
Added: Jul 14
Changed: Aug 19
Last Checked: Aug 23 at 7:06PM
MLS# A11950052
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
A well-maintained duplex designed for flexible occupancy and rental use. The property is block construction with tile flooring, a tile roof, and central heating and central air conditioning. Impact windows and doors are installed throughout for additional peace of mind.
Each unit offers three bedrooms and two full bathrooms, along with three parking spaces per unit. Layout includes a lateral hall and a private backyard with a covered terrace featuring a brand-new aluminum pergola. Public sewer services are available.
Built in 1939, this duplex at 1428 SW 20th St, Miami, FL 33145 is located in Shenandoah and is approximately 2 miles from Brickell, Coconut Grove, and Coral Gables. The property is described as easy to show.
Each unit offers three bedrooms and two full bathrooms, along with three parking spaces per unit. Layout includes a lateral hall and a private backyard with a covered terrace featuring a brand-new aluminum pergola. Public sewer services are available.
Built in 1939, this duplex at 1428 SW 20th St, Miami, FL 33145 is located in Shenandoah and is approximately 2 miles from Brickell, Coconut Grove, and Coral Gables. The property is described as easy to show.
Key Highlights
- Each unit has 3 bedrooms and 2 full bathrooms
- Impact windows and doors throughout the duplex
- 3 parking spaces per 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
$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
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 - Duplex in Miami with each unit featuring 3 bedrooms, 2 full baths, and central HVAC plus impact windows and doors.
Where is this duplex located?
The property is located at 1428 SW 20th St 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: Each unit has 3 bedrooms and 2 full bathrooms; Impact windows and doors throughout the duplex; 3 parking spaces per unit
