Impact-Window
For Sale
$1,750,000
2120 Biarritz Dr, Miami Beach, FL 33141
MULTI_FAMILY - Other - Miami Beach, FL
Property Size3,492 SF
Price / SF$501.15
Days on Market25
Property Features for 2120 Biarritz Dr
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
3900
Bedrooms
6
Full bathrooms
5
Rooms
Bathroom 3, Bedroom 5, Bedroom 1, Bathroom 2, Bedroom 6, Bedroom 3, Bathroom 5, Bathroom 4, Bathroom 1, Bedroom 2, Bedroom 4
Parking
5
Exterior features
Lighting, Shed
Subdivision
ISLE OF NORMANDY MIAMI VI
Lot features
< 1/4 Acre
Directions
Please use GPS for easy arrival.
Standard status
Active
APN
02-32-10-011-0790
Size
3,492 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
9-10 53 42 MIAMI VIEW SEC-ISLE OF NORMANDY PART 3 PB 40-33 LOT 14 BLK 41 LOT SIZE 51.800 X 125
Tax Annual Amount
18497
Legal Description
9-10 53 42 MIAMI VIEW SEC-ISLE OF NORMANDY PART 3 PB 40-33 LOT 14 BLK 41 LOT SIZE 51.800 X 125
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Wall Furnace
Cooling system
Electric, Zoned, Ceiling Fan(s), Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
pool
landscaping
onsite laundry room
Building Details
Year built
1956
Floors in Building
1
Flooring type
Laminate, Tile
Building materials
Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Enrique Metauten · License #3276257
(786) 553-9199
Added: Jul 18
Changed: Aug 10
Last Checked: Aug 11 at 11:06PM
MLS# A12039498
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This turnkey quadplex includes four remodeled units in a solid concrete-block building built in 1956. The unit mix features two 1BR/1BA units and two 2BR units, with approximate sizes of 796 SF for each 1BR and approximately 950 SF for each 2BR. Updates include new appliances, brand-new bathrooms, premium flooring, new impact windows, new water heaters, and efficient mini-split AC systems. Kitchens and oversized living/dining areas provide comfortable layouts, and several units include private terraces with pool access.
Tenant amenities include a renovated pool, landscaped shared areas, an on-site laundry room, and five dedicated parking spaces. The property also includes shed and exterior lighting, with flooring noted as laminate and tile.
All city-required certifications and inspections are reported up to date with nothing pending, supporting a smoother ownership transition. Seller financing is also available, and the property is connected to public water and public sewer.
Tenant amenities include a renovated pool, landscaped shared areas, an on-site laundry room, and five dedicated parking spaces. The property also includes shed and exterior lighting, with flooring noted as laminate and tile.
All city-required certifications and inspections are reported up to date with nothing pending, supporting a smoother ownership transition. Seller financing is also available, and the property is connected to public water and public sewer.
Key Highlights
- Four‑plex with two 1BR/1BA units and two 2BR units
- Approx. 796 SF per 1BR unit; approx. 950 SF per 2BR unit
- New impact windows, new water heaters, and efficient mini‑split AC systems
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
$58,211
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
3.33%
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%
$1,164,220
$1.2M
Cap Rate 7%
$831,586
$831.6K
Cap Rate 9%
$646,789
$646.8K
Market Conditions
NOI Build-Up for 3,492 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
$88.0K $25.20/SF
− Vacancy
−$4.8K −$1.39/SF
EGI
$83.2K $23.81/SF
− OpEx
−$24.9K −$7.14/SF
NOI
$58.2K $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%
$1,164,220
Cap Rate 7%
$831,586
Cap Rate 9%
$646,789
Alternative Uses
Best Use
Multifamily LT 5
$831.6K
$727.6K – $970.2K
NOI $58,211 @ 7.0% cap · market cap 3.33%
Second Best
Apartment 5plus
$767.2K
$671.3K – $895.1K
NOI $53,705 @ 7.0% cap · market cap 3.07%
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,015 @ 7.0% cap · market cap 7.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,024
Businesses Nearby
Explore this area
Business Placement
Demographics for 33141, FL
35,995
Population
21,793
Households
1.7
Avg Household Size
44
Median Age
44%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
15,650
Density / Sq Mi
$64,457
Median Household Income
$36,899
Median Earnings
$1,739
Median Rent
$434,500
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?
Quadplex - Four remodeled units in a concrete-block building built in 1956 with impact windows and dedicated parking.
Where is this quadplex located?
The property is located at 2120 Biarritz Dr Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Four‑plex with two 1BR/1BA units and two 2BR units; Approx. 796 SF per 1BR unit; approx. 950 SF per 2BR unit; New impact windows, new water heaters, and efficient mini‑split AC systems
