Four-Unit Quadplex with Impact
New
For Sale
$1,695,000
215 Sidonia Ave, Coral Gables, FL 33134
Residential Income, Coral Gables, FL
Property Size3,600 SF
Price / SF$470.83
Days on Market3
Property Features for 215 Sidonia Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
5005
Bedrooms
8
Full bathrooms
4
Rooms
Bedroom 8, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 4, Bedroom 7, Bathroom 3, Bedroom 6, Bedroom 1, Bedroom 5, Bedroom 4, Bathroom 1
Subdivision
C GAB DOUGLAS SEC
Lot features
Rectangular Lot
Standard status
Active
APN
03-41-08-009-2450
Size
3,600 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CORAL GABLES DOUGLAS SEC PB 25-69 LOT 13 BLK 26 LOT SIZE 50.000 X 110 OR 20868-4368 11/2002 1
Tax Annual Amount
25082
Legal Description
CORAL GABLES DOUGLAS SEC PB 25-69 LOT 13 BLK 26 LOT SIZE 50.000 X 110 OR 20868-4368 11/2002 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
on-site laundry
Building Details
Year built
1946
Floors in Building
2
Flooring type
Laminate, Hardwood, Wood
Building materials
Block
Roof type
Barrel
Architectural style
Other
Listing Agency:
Compass Florida, LLC
(305) 697-5402
Listed By:
Diego Ramos · License #3166410
(786) 300-8886
Added: Aug 30
Last Checked: Sep 1 at 11:06PM
MLS# A12080177
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.
Built in 1946, this 3,600-square-foot block quadplex contains four residences, each configured with two bedrooms and one bathroom. Every unit has its own entrance, individual central A/C, updated kitchens with stainless steel appliances, renovated bathrooms, and access to on-site laundry. Impact windows are installed throughout, and the property has completed its 30-year certification in 2026.
All four residences are currently rented. The property is served by public sewer and includes cable availability, with barrel roofing and a mix of laminate, hardwood, and wood flooring. Its Coral Gables setting provides proximity to Miracle Mile, the University of Miami, Brickell, Downtown Miami, Miami International Airport, major highways, shopping, and dining.
All four residences are currently rented. The property is served by public sewer and includes cable availability, with barrel roofing and a mix of laminate, hardwood, and wood flooring. Its Coral Gables setting provides proximity to Miracle Mile, the University of Miami, Brickell, Downtown Miami, Miami International Airport, major highways, shopping, and dining.
Key Highlights
- Four 2‑bedroom, 1‑bath residences, each with a private entrance
- 3,600 SF block building completed in 1946
- 30‑year certification completed in 2026
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
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
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
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 - Fully leased residential property with private-entry units, central air, updated interiors, and on-site laundry.
Where is this quadplex located?
The property is located at 215 Sidonia Ave 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 2‑bedroom, 1‑bath residences, each with a private entrance; 3,600 SF block building completed in 1946; 30‑year certification completed in 2026
