Eight-Unit Apartment
For Sale
$2,750,000
1580 SW 6th St, Miami, FL 33135
T4-L zoning allows AirBnB licensure and short-term rental use.
Property Size6,564 SF
Price / SF$418.95
Days on Market449
Property Features for 1580 SW 6th St
General Information
Standard status
Active
Size
6,564 SF
Property subtype
Multi-Family
Zoning
T4-L
Units
Unit Mix
2 x 2BR/1BA, 6 x 1BR/1BA
Multifamily Units
8
Taxes and HOA fees
Annual Taxes
$20,627
Amenities
3
Building Details
Year Built
1951
Listing Agency:
Fausto Commercial Realty Consultants Inc
(305) 340-8901
Listed By:
Mauricio Villasuso · License #3254982
(305) 340-8901
Source:
Xome
Added: Jun 8, 2025
Changed: Aug 29
Last Checked: Aug 29 at 4:04PM
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 Fausto Commercial Realty Consultants Inc
Investment Insights
Based on property information with market context.
This 6,564-square-foot apartment property contains eight units on a corner lot in Little Havana. The layout includes two two-bedroom, one-bath apartments and six one-bedroom, one-bath apartments. Built in 1951, the building features a flat roof and individual parking for residents.
T4-L zoning allows AirBnB licensure and short-term rental use. The property is positioned near Brickell, Downtown, the Health District, and Calle Ocho, with nearby dining, shops, cafés, and parks referenced as part of the surrounding area.
T4-L zoning allows AirBnB licensure and short-term rental use. The property is positioned near Brickell, Downtown, the Health District, and Calle Ocho, with nearby dining, shops, cafés, and parks referenced as part of the surrounding area.
Key Highlights
- Eight‑unit apartment property with two 2‑bedroom/1‑bath units and six 1‑bedroom/1‑bath units
- 6,564 SF building on a spacious corner lot
- T4‑L zoning allows AirBnB licensure and short‑term rental use
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
$121,259
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
4.41%
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%
$2,425,180
$2.4M
Cap Rate 7%
$1,732,271
$1.7M
Cap Rate 9%
$1,347,322
$1.3M
Market Conditions
NOI Build-Up for 6,564 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
$236.3K $36.00/SF
− Vacancy
−$15.8K −$2.41/SF
EGI
$220.5K $33.59/SF
− OpEx
−$99.2K −$15.11/SF
NOI
$121.3K $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%
$2,425,180
Cap Rate 7%
$1,732,271
Cap Rate 9%
$1,347,322
Alternative Uses
Best Use
Apartment 5plus
$1.73M
$1.52M – $2.02M
NOI $121,259 @ 7.0% cap · market cap 4.41%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.43M
$3.88M – $5.17M
NOI $310,152 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
3,745
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 - T4-L zoning allows AirBnB licensure and short-term rental use.
Where is this apartment building located?
The property is located at 1580 SW 6th St Miami, FL.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Eight‑unit apartment property with two 2‑bedroom/1‑bath units and six 1‑bedroom/1‑bath units; 6,564 SF building on a spacious corner lot; T4‑L zoning allows AirBnB licensure and short‑term rental use
