Four-Unit Quadplex with Impact
For Sale
$1,695,000
215 Sidonia Avenue, Coral Gables, FL 33134
Fully leased residential property with private entrances, updated interiors, and on-site laundry.
Property Size3,600 SF
Price / SF$470.83
Days on Market24
Property Features for 215 Sidonia Avenue
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Quadruplex
Occupancy
100%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
on-site laundry
Building Details
Year Built
1946
Buildings
1
Listing Agency:
Compass Florida, LLC
(305) 697-5402
Listed By:
Diego Ramos · License #3166410
(786) 300-8886
Source:
Lehmannflorida
Added: Aug 30
Changed: Sep 21
Last Checked: Sep 21 at 6:49AM
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.
Built in 1946, this 3,600-square-foot quadplex contains four residences, each offering two bedrooms, one bathroom, and a separate entrance. Interior improvements include renovated bathrooms, updated kitchens with stainless steel appliances, impact windows throughout, and individual A/C systems. On-site laundry serves the property, and all four units are currently rented. The building completed its 30-year certification in 2026.
The property is located at 215 Sidonia Avenue in Coral Gables, near Miracle Mile, the University of Miami, Brickell, Downtown Miami, Miami International Airport, major highways, shopping, and dining. Its four-unit configuration and separately entered residences provide a clearly defined multifamily layout within an established Miami-area setting.
The property is located at 215 Sidonia Avenue in Coral Gables, near Miracle Mile, the University of Miami, Brickell, Downtown Miami, Miami International Airport, major highways, shopping, and dining. Its four-unit configuration and separately entered residences provide a clearly defined multifamily layout within an established Miami-area setting.
Key Highlights
- Four‑unit quadplex with four 2‑bedroom, 1‑bath residences
- 3,600 SF building completed in 1946
- All four units are currently rented
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
$60,011
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
3.54%
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%
$1,200,220
$1.2M
Cap Rate 7%
$857,300
$857.3K
Cap Rate 9%
$666,789
$666.8K
Market Conditions
NOI Build-Up for 3,600 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
$90.7K $25.20/SF
− Vacancy
−$5.0K −$1.39/SF
EGI
$85.7K $23.81/SF
− OpEx
−$25.7K −$7.14/SF
NOI
$60.0K $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%
$1,200,220
Cap Rate 7%
$857,300
Cap Rate 9%
$666,789
Alternative Uses
Best Use
Multifamily LT 5
$857.3K
$750.1K – $1.00M
NOI $60,011 @ 7.0% cap · market cap 3.54%
Second Best
Apartment 5plus
$790.9K
$692.1K – $922.8K
NOI $55,366 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,850 @ 7.0% cap · market cap 7.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
4,782
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
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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?
Quadplex - Fully leased residential property with private entrances, updated interiors, and on-site laundry.
Where is this quadplex located?
The property is located at 215 Sidonia Avenue Coral Gables, FL.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Four‑unit quadplex with four 2‑bedroom, 1‑bath residences; 3,600 SF building completed in 1946; All four units are currently rented
