Spanish Colonial
New
For Sale
$1,475,000
1801 SW 10th St, Miami, FL 33135
Two independent residences with private access, separate utilities, and period architectural details on a corner lot.
Property Size3,994 SF
Price / SF$369.30
Days on Market3
Property Features for 1801 SW 10th St
General Information
Standard status
Active
Size
3,994 SF
Property subtype
Duplex
Site & Location
Road Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$13,706
Building Details
Building Size
3,994 SF
Year Built
1924
Stories
2
Construction
Spanish colonial revival
Listing Agency:
Avenew Realty Corp
Listed By:
Julio Rios · License #3175963
Source:
Allyandaj
Added: Sep 13
Changed: Sep 15
Last Checked: Sep 15 at 2:21PM
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 Avenew Realty Corp
Investment Insights
Based on property information with market context.
Built in 1924, this 3,994-square-foot duplex presents Spanish Colonial Revival character with tall ceilings, original crown moldings, ironwork, a Juliet balcony, and abundant natural light. The principal residence includes five bedrooms, two bathrooms, a library or large office, walk-in closets, linen storage, and a laundry room. A separate one-bedroom, one-bathroom unit adds a walk-in closet, kitchen, living room, den, laundry room, and storage. It has its own street entrance plus independent water and electric meters.
The property occupies a corner lot at 1801 SW 10th St in Miami’s Shenandoah neighborhood. Multiple driveways and south and east exposure complement the layout. The residence is within walking distance of Calle 8 and minutes from Brickell, Downtown Miami, the beaches, Key Biscayne, Coconut Grove, Coral Gables, and Miami International Airport.
The property occupies a corner lot at 1801 SW 10th St in Miami’s Shenandoah neighborhood. Multiple driveways and south and east exposure complement the layout. The residence is within walking distance of Calle 8 and minutes from Brickell, Downtown Miami, the beaches, Key Biscayne, Coconut Grove, Coral Gables, and Miami International Airport.
Key Highlights
- 3,994 SF duplex built in 1924
- Main residence offers 5 bedrooms and 2 bathrooms
- Separate 1‑bedroom, 1‑bathroom unit with private street entrance
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
$80,102
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
5.43%
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%
$1,602,040
$1.6M
Cap Rate 7%
$1,144,314
$1.1M
Cap Rate 9%
$890,022
$890.0K
Market Conditions
NOI Build-Up for 3,994 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
$122.2K $30.60/SF
− Vacancy
−$7.8K −$1.95/SF
EGI
$114.4K $28.65/SF
− OpEx
−$34.3K −$8.60/SF
NOI
$80.1K $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%
$1,602,040
Cap Rate 7%
$1,144,314
Cap Rate 9%
$890,022
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$1.00M – $1.34M
NOI $80,102 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$1.05M
$922.3K – $1.23M
NOI $73,783 @ 7.0% cap · market cap 5.00%
Theoretical Best
Specialty Retail
$2.70M
$2.36M – $3.15M
NOI $188,718 @ 7.0% cap · market cap 12.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,972
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent residences with private access, separate utilities, and period architectural details on a corner lot.
Where is this duplex located?
The property is located at 1801 SW 10th St Miami, FL.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: 3,994 SF duplex built in 1924; Main residence offers 5 bedrooms and 2 bathrooms; Separate 1‑bedroom, 1‑bathroom unit with private street entrance
