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    1785 SW 13th Street Miami, FL 33145

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    Claim this Listing
    For Sale
    $2,400,000

    MULTI_FAMILY - Miami, FL

    Property size:
    8,899 SF
    Lot size:
    0.29 Acres
    Price / SF:
    $269/SF
    Added:
    Aug 13, 2025
    Days on Market:
    261
    Last Refresh:
    Apr 30 at 2:06 pm

    Property Features for 1785 SW 13th Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    T3R
    Parking
    12
    Parking features
    Guest, On Street
    Fencing
    Fenced
    Standard status
    Active
    APN
    01-41-10-064-0480
    Size
    8,899 SF
    Lot size
    0.29 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    10 54 41 SOUTH SHENANDOAH PB 11-64 LOTS 13 & 14 BLK 4 LOT SIZE 107.000 X 118 OR 15247-1363 0991 4
    Tax Annual Amount
    28447

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Cooling system
    Wall/Window Unit(s), Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1928
    Floors in Building
    3
    Number of units
    12
    Flooring type
    Vinyl
    Building materials
    Block

    We can help!

    Listing Contact
    Steven M. Grossman, PA

    Listing agent Steven M. Grossman, PA License #3372785

    Listing office LoKation 1500 E Atlantic Blvd. The K. Co. Building, Pompano Beach, FL

    Listing date Aug 13, 2025

    MLS# F10519433

    Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Multifamily Turnkey Apartment Building

    This multifamily property is a turnkey, 12-unit apartment building situated on a corner lot. The building encompasses 12,626 square feet and offers potential for expansion. Located 10 minutes from Coconut Grove at 1785 SW 13th St, Miami, FL 33145, the property features spacious one-bedroom, one-bathroom residences, each with a living room, dining area, and kitchen. The units are characterized by double-height ceilings. The property has undergone extensive renovations, including updated plumbing and electrical systems, newer wall-mounted A/C units, and a new roof installed in 2021. The 40-Year Recertification was completed in 2018. The lot size is 0.29 acres, and the property size is 8,899 square feet. The zoning is T3R.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.224188
    Latitude
    25.761062

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    FAQs

    What type of property is this?
    Apartment building - Renovated 12-unit apartment building near Coconut Grove.
    Where is this apartment building located?
    The property is located at 1785 SW 13th Street Miami, FL.
    What is the asking price?
    The asking price for this property is $2,400,000.
    What are key features of this property?
    This property features: Significant $250,000 price reduction.; Turnkey 12‑unit apartment building, ready for immediate operation.; Prime corner lot location with add‑on potential.
    (305) 319-0879
    We can help!
    Listing Contact
    Steven M. Grossman, PA
    Real Estate License ID: 3372785
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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