Two-Unit Duplex with Private
For Sale
Contact for pricing
201 Fluvia Ave, Coral Gables, FL 33134
Two residences offer flexible layouts with dens, individual laundry areas, and one-and-a-half baths.
Property Size2,790 SF
Price / SF$465.23
Days on Market163
Property Features for 201 Fluvia Ave
General Information
Standard status
Active
Size
2,790 SF
Total Parking Spaces
2
Property subtype
Multifamily
Zoning
5900
Additional Details
Multifamily Units
2
Building Details
Year Built
1965
Stories
2
Listing Agency:
Compass Florida, LLC.
Listed By:
Charles Irwin · License #3489973
Source:
Crexi
Added: Mar 24
Changed: Aug 31
Last Checked: Sep 1 at 10:42PM
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 Compass Florida, LLC.
Investment Insights
Based on property information with market context.
This duplex contains two residences, each arranged with two bedrooms, a living room, a den, private laundry, and 1½ baths. The 2,790-square-foot property was built in 1965, providing a clearly defined two-unit configuration with separate living spaces.
Located at 201 Fluvia Ave in Coral Gables, the property is near Ponce Plaza and Merrick Park, with shopping, dining, and entertainment in the surrounding area. Zoning is identified as 5900.
Located at 201 Fluvia Ave in Coral Gables, the property is near Ponce Plaza and Merrick Park, with shopping, dining, and entertainment in the surrounding area. Zoning is identified as 5900.
Key Highlights
- Two‑unit duplex at 201 Fluvia Ave, Coral Gables, FL 33134
- Each residence includes 2 bedrooms, a living area, and a den
- Private laundry provided for both residences
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
$46,509
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
3.58%
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%
$930,180
$930.2K
Cap Rate 7%
$664,414
$664.4K
Cap Rate 9%
$516,767
$516.8K
Market Conditions
NOI Build-Up for 2,790 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
$70.3K $25.20/SF
− Vacancy
−$3.9K −$1.39/SF
EGI
$66.4K $23.81/SF
− OpEx
−$19.9K −$7.14/SF
NOI
$46.5K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$930,180
Cap Rate 7%
$664,414
Cap Rate 9%
$516,767
Alternative Uses
Best Use
Multifamily LT 5
$664.4K
$581.4K – $775.2K
NOI $46,509 @ 7.0% cap · market cap 3.58%
Second Best
Apartment 5plus
$613.0K
$536.4K – $715.1K
NOI $42,908 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,084 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,765
Businesses Nearby
Explore this area
Business Placement
Demographics for 33134, FL
38,739
Population
18,136
Households
2.1
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
5.2 sq mi
ZIP Area
7,450
Density / Sq Mi
$92,009
Median Household Income
$56,392
Median Earnings
$1,818
Median Rent
$660,200
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 flexible layouts with dens, individual laundry areas, and one-and-a-half baths.
Where is this duplex located?
The property is located at 201 Fluvia Ave Coral Gables, FL.
What is the asking price?
The asking price for this property is $1,298,000.
What are key features of this property?
This property features: Two‑unit duplex at 201 Fluvia Ave, Coral Gables, FL 33134; Each residence includes 2 bedrooms, a living area, and a den; Private laundry provided for both residences
