Corner Duplex with
New
For Sale
Under Contract
$799,000
1460 SW 65th Ave, West Miami, FL 33144
MULTI_FAMILY - West Miami, FL
Property Size1,655 SF
Price / SF$482.78
Days on Market7
Property Features for 1460 SW 65th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 4, Bedroom 2, Bathroom 3, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 3
Parking
4
Exterior features
Fence
Fencing
Fenced
Subdivision
ORCHID SUB
Lot features
< 1/4 Acre
Standard status
Active Under Contract
APN
15-40-12-059-0020
Size
1,655 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
12 54 40 ORCHID SUB PB 64-118 LOT 2 LOT SIZE 70.000 X 100 COC 25544-4957 04 2007 1
Tax Annual Amount
10545
Legal Description
12 54 40 ORCHID SUB PB 64-118 LOT 2 LOT SIZE 70.000 X 100 COC 25544-4957 04 2007 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
large patio
impact windows
Building Details
Year built
1958
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
Jordan Realty
(786) 443-9227
Listed By:
Maria Avich · License #3020127
(305) 992-1640
Added: Aug 5
Changed: Aug 6
Last Checked: Aug 11 at 10:06PM
MLS# A12036097
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.
This 1,655-square-foot duplex in West Miami contains two separate residences, each arranged with two bedrooms and two bathrooms. The 1958 block building features impact windows throughout, ceramic tile flooring, central heating, central air, a shingle roof, and kitchens and bathrooms described as being in good condition. A large fenced patio and corner positioning add to the property's physical features, while public sewer service and cable availability are in place.
The property is located at 1460 SW 65th Ave in West Miami, within Miami-Dade County. Coral Gables is nearby, and the site offers convenient access to expressways 826 and 836. The layout provides four bedrooms and four bathrooms in total across the duplex, with each residence offering a two-bedroom, two-bathroom configuration.
The property is located at 1460 SW 65th Ave in West Miami, within Miami-Dade County. Coral Gables is nearby, and the site offers convenient access to expressways 826 and 836. The layout provides four bedrooms and four bathrooms in total across the duplex, with each residence offering a two-bedroom, two-bathroom configuration.
Key Highlights
- Two‑residence duplex with 1,655 square feet
- Each side includes 2 bedrooms and 2 bathrooms
- Impact windows installed 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
$27,589
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
3.45%
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%
$551,780
$551.8K
Cap Rate 7%
$394,129
$394.1K
Cap Rate 9%
$306,544
$306.5K
Market Conditions
NOI Build-Up for 1,655 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
$41.7K $25.20/SF
− Vacancy
−$2.3K −$1.39/SF
EGI
$39.4K $23.81/SF
− OpEx
−$11.8K −$7.14/SF
NOI
$27.6K $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%
$551,780
Cap Rate 7%
$394,129
Cap Rate 9%
$306,544
Alternative Uses
Best Use
Multifamily LT 5
$394.1K
$344.9K – $459.8K
NOI $27,589 @ 7.0% cap · market cap 3.45%
Second Best
Apartment 5plus
$363.6K
$318.2K – $424.2K
NOI $25,453 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$839.7K
$734.7K – $979.6K
NOI $58,776 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,654
Businesses Nearby
Explore this area
Business Placement
Demographics for 33144, FL
25,814
Population
9,665
Households
2.7
Avg Household Size
48
Median Age
28%
College-Educated
80%
High-School Grad
3.1 sq mi
ZIP Area
8,327
Density / Sq Mi
$59,207
Median Household Income
$35,051
Median Earnings
$1,730
Median Rent
$440,600
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 - Corner duplex with a fenced patio, impact windows, ceramic tile, and central HVAC throughout the property.
Where is this duplex located?
The property is located at 1460 SW 65th Ave West Miami, FL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two‑residence duplex with 1,655 square feet; Each side includes 2 bedrooms and 2 bathrooms; Impact windows installed throughout the property
