Vacant Triplex with Two Attached
For Sale
$895,000
Pending
2054 SW 5th St, Miami, FL 33135
Vacant triplex offers a 4-bed/3-bath main residence plus two attached 2-bed/1-bath units.
Property Size3,048 SF
Lot Size0.16 Acres
Days on Market50
Property Features for 2054 SW 5th St
General Information
Standard status
Pending
Size
3,048 SF
Lot size
0.16 Acres
Property subtype
Triplex
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$15,885
Building Details
Building Size
3,048 SF
Year Built
1941
Listing Agency:
Ivan A. Schertzer, Broker
Listed By:
Ivan Schertzer · License #0401016
(305) 940-0007
Source:
Marcelosteinmander
Added: Jul 20
Changed: Aug 25
Last Checked: Aug 24 at 2:32PM
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 Ivan A. Schertzer, Broker
Investment Insights
Based on property information with market context.
This vacant triplex includes a spacious main residence with four bedrooms and three bathrooms, along with two attached rental units. Each attached unit features two bedrooms and one bathroom. The property is improved with a tile roof, central A/C, and has on-site parking for residents.
Set in West Shenandoah in Miami, the property is described as minutes from Calle Ocho, Brickell, and downtown Miami. It also offers easy access to SR-836, Metrorail, and Miami International.
The building contains approximately 3,048 SF of living area on a 6,900 SF lot, and it is currently positioned for an owner-occupant or income-focused setup given the separate, attached unit configuration.
Set in West Shenandoah in Miami, the property is described as minutes from Calle Ocho, Brickell, and downtown Miami. It also offers easy access to SR-836, Metrorail, and Miami International.
The building contains approximately 3,048 SF of living area on a 6,900 SF lot, and it is currently positioned for an owner-occupant or income-focused setup given the separate, attached unit configuration.
Key Highlights
- Vacant triplex in West Shenandoah: 4‑bed/3‑bath main residence plus two attached 2‑bed/1‑bath units
- 3,048 SF living area on a 6,900 SF lot
- Central A/C and tile roof
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
$61,129
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
6.83%
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%
$1,222,580
$1.2M
Cap Rate 7%
$873,271
$873.3K
Cap Rate 9%
$679,211
$679.2K
Market Conditions
NOI Build-Up for 3,048 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
$93.3K $30.60/SF
− Vacancy
−$5.9K −$1.95/SF
EGI
$87.3K $28.65/SF
− OpEx
−$26.2K −$8.60/SF
NOI
$61.1K $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%
$1,222,580
Cap Rate 7%
$873,271
Cap Rate 9%
$679,211
Alternative Uses
Best Use
Multifamily LT 5
$873.3K
$764.1K – $1.02M
NOI $61,129 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$804.4K
$703.8K – $938.5K
NOI $56,307 @ 7.0% cap · market cap 6.29%
Theoretical Best
Specialty Retail
$2.06M
$1.80M – $2.40M
NOI $144,019 @ 7.0% cap · market cap 16.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,642
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Vacant triplex offers a 4-bed/3-bath main residence plus two attached 2-bed/1-bath units.
Where is this triplex located?
The property is located at 2054 SW 5th St Miami, FL.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Vacant triplex in West Shenandoah: 4‑bed/3‑bath main residence plus two attached 2‑bed/1‑bath units; 3,048 SF living area on a 6,900 SF lot; Central A/C and tile roof
