Newer-Construction Concrete
New
For Sale
$2,849,000
1620/1622 SW 30th Ave, Miami, FL 33145
Two residences offer private outdoor areas, spacious interiors, and durable concrete construction across both levels.
Property Size5,328 SF
Days on Market3
Property Features for 1620/1622 SW 30th Ave
General Information
Standard status
Active
Size
5,328 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$32,706
Building Details
Building Size
5,328 SF
Year Built
2018
Stories
2
Construction
concrete
Listing Agency:
Keller Williams Miami Beach
Listed By:
Kathrin Rein · License #3249771
(305) 735-6939
Source:
Luxeknows
Added: Sep 6
Changed: Sep 8
Last Checked: Sep 8 at 8:11AM
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 Keller Williams Miami Beach
Investment Insights
Based on property information with market context.
Built in 2018, this duplex contains two residences within a 5,328-square-foot property. Concrete construction extends across the first and second floors, while both residences feature bright interiors, generous living areas, private outdoor spaces, and quality finishes. The configuration provides separate living accommodations within one property and supports flexible occupancy arrangements described for the asset.
The property is positioned just outside Coral Gables in central Miami, with access to Coconut Grove, Brickell, Downtown Miami, major roadways, dining, shopping, and entertainment. Its location combines proximity to several established Miami destinations with a two-residence layout and newer construction.
The property is positioned just outside Coral Gables in central Miami, with access to Coconut Grove, Brickell, Downtown Miami, major roadways, dining, shopping, and entertainment. Its location combines proximity to several established Miami destinations with a two-residence layout and newer construction.
Key Highlights
- 5,328‑square‑foot duplex built in 2018
- Concrete construction on both the first and second floors
- Two residences with private outdoor areas
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
$106,856
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
3.75%
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%
$2,137,120
$2.1M
Cap Rate 7%
$1,526,514
$1.5M
Cap Rate 9%
$1,187,289
$1.2M
Market Conditions
NOI Build-Up for 5,328 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
$163.0K $30.60/SF
− Vacancy
−$10.4K −$1.95/SF
EGI
$152.7K $28.65/SF
− OpEx
−$45.8K −$8.60/SF
NOI
$106.9K $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%
$2,137,120
Cap Rate 7%
$1,526,514
Cap Rate 9%
$1,187,289
Alternative Uses
Best Use
Multifamily LT 5
$1.53M
$1.34M – $1.78M
NOI $106,856 @ 7.0% cap · market cap 3.75%
Second Best
Apartment 5plus
$1.41M
$1.23M – $1.64M
NOI $98,426 @ 7.0% cap · market cap 3.45%
Theoretical Best
Specialty Retail
$3.60M
$3.15M – $4.20M
NOI $251,750 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,682
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 - Two residences offer private outdoor areas, spacious interiors, and durable concrete construction across both levels.
Where is this duplex located?
The property is located at 1620/1622 SW 30th Ave Miami, FL.
What is the asking price?
The asking price for this property is $2,849,000.
What are key features of this property?
This property features: 5,328‑square‑foot duplex built in 2018; Concrete construction on both the first and second floors; Two residences with private outdoor areas
