8-Unit Apartment
For Sale
$2,450,000
225 Southwest 18th Avenue, Miami, FL 33135
Fully occupied apartment property with individual electrical metering and completed 40-year recertification.
Property Size5,994 SF
Lot Size0.22 Acres
Price / SF$408.74
Days on Market121
Property Features for 225 Southwest 18th Avenue
General Information
Standard status
Active
Size
5,994 SF
Total Parking Spaces
8
Lot size
0.22 Acres
Property subtype
MultiFamily Apartments
Zoning
R-3
Occupancy
100%
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
8
Amenities
balconies
Building Details
Building Size
5,994 SF
Year Built
1971
Listing Agency:
Keyes Commercial Miami
Listed By:
Melisa E Aponte PA
(786) 274-2529
Source:
Thebrokerlist
Added: May 7
Changed: Sep 2
Last Checked: Aug 30 at 7:02PM
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 Keyes Commercial Miami
Investment Insights
Based on property information with market context.
This 8-unit apartment building contains 5,994 square feet on a 9,750-square-foot lot and was built in 1971. The property is reported at 100% occupancy and includes eight parking spaces, four balconies, and separate electrical meters for each unit. Water service is provided through a single meter.
The property is zoned R-3 and classified as T5-R, with the classification identified as allowing potential redevelopment or short-term rental use. Its address is near LoanDepot Park and within walking distance of supermarkets, dining options, and public transit. The property is served by Miami-Dade County Public Schools, including Shenandoah Elementary and Miami Senior High School. A 40-year recertification was completed in 2022.
The property is zoned R-3 and classified as T5-R, with the classification identified as allowing potential redevelopment or short-term rental use. Its address is near LoanDepot Park and within walking distance of supermarkets, dining options, and public transit. The property is served by Miami-Dade County Public Schools, including Shenandoah Elementary and Miami Senior High School. A 40-year recertification was completed in 2022.
Key Highlights
- 8‑unit apartment building with 5,994 SF of building area
- 9,750 Sq Ft Lot with 8 parking spaces
- 100% occupancy reported
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
$110,730
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
4.52%
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%
$2,214,600
$2.2M
Cap Rate 7%
$1,581,857
$1.6M
Cap Rate 9%
$1,230,333
$1.2M
Market Conditions
NOI Build-Up for 5,994 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
$215.8K $36.00/SF
− Vacancy
−$14.5K −$2.41/SF
EGI
$201.3K $33.59/SF
− OpEx
−$90.6K −$15.11/SF
NOI
$110.7K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,214,600
Cap Rate 7%
$1,581,857
Cap Rate 9%
$1,230,333
Alternative Uses
Best Use
Apartment 5plus
$1.58M
$1.38M – $1.85M
NOI $110,730 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.05M
$3.54M – $4.72M
NOI $283,219 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
8
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,645
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?
Apartment building - Fully occupied apartment property with individual electrical metering and completed 40-year recertification.
Where is this apartment building located?
The property is located at 225 Southwest 18th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 8‑unit apartment building with 5,994 SF of building area; 9,750 Sq Ft Lot with 8 parking spaces; 100% occupancy reported
