Natoma Park Revitalization
For Sale
$1,250,000
1866 Southwest 25th Terrace, Miami, FL 33133
Revitalization venture in Natoma Park with income and development potential.
Property Size5,200 SF
Price / SF$240.38
Days on Market322
Property Features for 1866 Southwest 25th Terrace
General Information
Standard status
Active
Size
5,200 SF
Total Parking Spaces
4
Property subtype
Mixed Use
Zoning
T 5 0
Building Details
Building Size
5,200 SF
Year Built
2025
Listing Agency:
RE/MAX
(305) 450-5992
Listed By:
Agustin Duarte · License #3284824
(305) 450-5992
Source:
Remaxcommercial
Added: Sep 25, 2025
Changed: Aug 8
Last Checked: Aug 12 at 3:11AM
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 RE/MAX
Investment Insights
Based on property information with market context.
This property presents an exciting revitalization venture in the desirable Natoma Park area of Coconut Grove. Currently, the property features three non-conforming rental units, generating an annual rental income of approximately $68,000. The envisioned project involves the construction of luxurious three-story twin homes. Each residence will offer around 2,700 square feet of space, including four bedrooms, four bathrooms, a spa facility, and sheltered rooftop culinary spaces. Additional features include a covered two-car garage and various rooftop amenities. The project's location adjacent to "the underline" enhances its investment appeal. The development plan includes obtaining the necessary city entitlements in Miami, followed by demolition and simultaneous construction of both twin homes. The property's central location and proximity to "the underline" aim to provide a blend of opulent living and urban convenience. Plans are in place for two twin homes, each featuring four bedrooms, and 3.5 bathrooms, and a double garage. The property is located in the Natoma subdivision and is part of Underline Phase 2.
Key Highlights
- Prime location in desirable Natoma Park, Coconut Grove, adjacent to "the underline."
- Approved plans for two luxurious three‑story twin homes, each approximately 2,700 sq ft.
- Each home features 4 bedrooms, 4 bathrooms, a spa facility, and rooftop culinary spaces.
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
$96,062
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
7.68%
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%
$1,921,240
$1.9M
Cap Rate 7%
$1,372,314
$1.4M
Cap Rate 9%
$1,067,356
$1.1M
Market Conditions
NOI Build-Up for 5,200 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
$187.2K $36.00/SF
− Vacancy
−$12.5K −$2.41/SF
EGI
$174.7K $33.59/SF
− OpEx
−$78.6K −$15.11/SF
NOI
$96.1K $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%
$1,921,240
Cap Rate 7%
$1,372,314
Cap Rate 9%
$1,067,356
Alternative Uses
Best Use
Apartment 5plus
$1.37M
$1.20M – $1.60M
NOI $96,062 @ 7.0% cap · market cap 7.68%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.51M
$3.07M – $4.10M
NOI $245,702 @ 7.0% cap · market cap 19.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,325
Businesses Nearby
Explore this area
Business Placement
Demographics for 33133, FL
34,141
Population
17,235
Households
2
Avg Household Size
43
Median Age
62%
College-Educated
95%
High-School Grad
4.2 sq mi
ZIP Area
8,129
Density / Sq Mi
$92,734
Median Household Income
$58,233
Median Earnings
$1,945
Median Rent
$906,800
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?
Residential land & home lot - Revitalization venture in Natoma Park with income and development potential.
Where is this residential land & home lot located?
The property is located at 1866 Southwest 25th Terrace Miami, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Prime location in desirable Natoma Park, Coconut Grove, adjacent to "the underline."; Approved plans for **two luxurious three‑story twin homes**, each approximately 2,700 sq ft.; Each home features **4 bedrooms, 4 bathrooms, a spa facility, and rooftop culinary spaces.**
