Renovated Apartment
For Sale
$5,072,000
1553 Southwest 7th Street, Miami, FL 33135
T-5 Open zoning permits short-term rentals across 16 units with 20 bedrooms and 16 bathrooms.
Property Size9,747 SF
Lot Size0.20 Acres
Price / SF$520.37
Days on Market836
Property Features for 1553 Southwest 7th Street
General Information
Standard status
Active
Size
9,747 SF
Lot size
0.20 Acres
Property subtype
Commercial/Industrial / Income/Multi Family
Zoning
T-5 Open
Units
Unit Mix
4 x 2BR/1BA, 12 x 1BR/1BA
Multifamily Units
16
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$40,291
Building Details
Year Built
2023
Listing Agency:
Habitat Realty LLC
Listed By:
Javier Motta · License #3265070
(786) 521-8144
Source:
Compass
Added: May 22, 2024
Changed: Sep 2
Last Checked: Sep 1 at 11:07PM
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 Habitat Realty LLC
Investment Insights
Based on property information with market context.
This apartment property was built in 2023 and includes 16 units arranged as four two-bedroom, one-bath residences and twelve one-bedroom, one-bath residences. The configuration totals 20 bedrooms and 16 bathrooms, with a property size of 9,747 square feet on an 8,500-square-foot lot. The building combines renovated interiors with a retro-style façade.
T-5 Open zoning permits short-term rentals. The property is located at 1553 Southwest 7th Street in Miami, one block from the entertainment district on Calle 8. I-95, Brickell, Downtown, Coral Gables, and Miami International Airport are each described as an 8-minute drive away.
T-5 Open zoning permits short-term rentals. The property is located at 1553 Southwest 7th Street in Miami, one block from the entertainment district on Calle 8. I-95, Brickell, Downtown, Coral Gables, and Miami International Airport are each described as an 8-minute drive away.
Key Highlights
- 16‑unit configuration with four 2‑bedroom/1‑bath units and twelve 1‑bedroom/1‑bath units
- 20 bedrooms and 16 bathrooms across 9,747 square feet
- 8,500‑square‑foot lot with T‑5 Open zoning
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
$180,060
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
3.55%
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%
$3,601,200
$3.6M
Cap Rate 7%
$2,572,286
$2.6M
Cap Rate 9%
$2,000,667
$2.0M
Market Conditions
NOI Build-Up for 9,747 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
$350.9K $36.00/SF
− Vacancy
−$23.5K −$2.41/SF
EGI
$327.4K $33.59/SF
− OpEx
−$147.3K −$15.11/SF
NOI
$180.1K $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%
$3,601,200
Cap Rate 7%
$2,572,286
Cap Rate 9%
$2,000,667
Alternative Uses
Best Use
Apartment 5plus
$2.57M
$2.25M – $3.00M
NOI $180,060 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.58M
$5.76M – $7.68M
NOI $460,550 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,396
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
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?
Apartment building - T-5 Open zoning permits short-term rentals across 16 units with 20 bedrooms and 16 bathrooms.
Where is this apartment building located?
The property is located at 1553 Southwest 7th Street Miami, FL.
What is the asking price?
The asking price for this property is $5,072,000.
What are key features of this property?
This property features: 16‑unit configuration with four 2‑bedroom/1‑bath units and twelve 1‑bedroom/1‑bath units; 20 bedrooms and 16 bathrooms across 9,747 square feet; 8,500‑square‑foot lot with T‑5 Open zoning
