Updated Duplex with Two
For Sale
$1,295,000
2399 Southwest 26th Lane, Miami, FL 33133
Two separate living units support owner occupancy, guests, or rental use.
Property Size1,946 SF
Price / SF$665.47
Days on Market211
Property Features for 2399 Southwest 26th Lane
General Information
Standard status
Active
Size
1,946 SF
Property subtype
Multi-Family Income / Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,590
Amenities
shaded front porch
Building Details
Year Built
1947
Buildings
1
Listing Agency:
Compass
(305) 798-7446
Listed By:
Thea Goldman · License #3415909
(305) 798-7446
Source:
Compass
Added: Feb 2
Changed: Aug 31
Last Checked: Aug 31 at 10:10PM
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
Investment Insights
Based on property information with market context.
Built in 1947, this 1,946-square-foot duplex is arranged as two independent residences: one with three bedrooms and two bathrooms, and a second with two bedrooms and one bathroom. Recent improvements include a new kitchen and renovated bathrooms, complemented by bright living areas throughout. A shaded front porch and generous on-site parking add practical outdoor and daily-use features.
The property is located at 2399 Southwest 26th Lane in Miami’s Silver Bluff area, with The Underline nearby and Downtown Miami, Brickell, and Coconut Grove within the surrounding area. Its separate-unit configuration provides flexibility for multigenerational living, guest accommodations, or an owner-occupant and tenant arrangement.
The property is located at 2399 Southwest 26th Lane in Miami’s Silver Bluff area, with The Underline nearby and Downtown Miami, Brickell, and Coconut Grove within the surrounding area. Its separate-unit configuration provides flexibility for multigenerational living, guest accommodations, or an owner-occupant and tenant arrangement.
Key Highlights
- Two independent residences configured as 3‑bedroom/2‑bath and 2‑bedroom/1‑bath units
- 1,946 square feet on a property built in 1947
- New kitchen and fully renovated bathrooms
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
$39,028
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
3.01%
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%
$780,560
$780.6K
Cap Rate 7%
$557,543
$557.5K
Cap Rate 9%
$433,644
$433.6K
Market Conditions
NOI Build-Up for 1,946 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
$59.5K $30.60/SF
− Vacancy
−$3.8K −$1.95/SF
EGI
$55.8K $28.65/SF
− OpEx
−$16.7K −$8.60/SF
NOI
$39.0K $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%
$780,560
Cap Rate 7%
$557,543
Cap Rate 9%
$433,644
Alternative Uses
Best Use
Multifamily LT 5
$557.5K
$487.9K – $650.5K
NOI $39,028 @ 7.0% cap · market cap 3.01%
Second Best
Apartment 5plus
$513.6K
$449.4K – $599.2K
NOI $35,949 @ 7.0% cap · market cap 2.78%
Theoretical Best
Specialty Retail
$1.31M
$1.15M – $1.53M
NOI $91,949 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,925
Businesses Nearby
Explore this area
Business Placement
Demographics for 33133, FL
34,141
Population
17,235
Households
2
Avg Household Size
43
Median Age
62%
College-Educated
95%
High-School Grad
4.2 sq mi
ZIP Area
8,129
Density / Sq Mi
$92,734
Median Household Income
$58,233
Median Earnings
$1,945
Median Rent
$906,800
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?
Duplex - Two separate living units support owner occupancy, guests, or rental use.
Where is this duplex located?
The property is located at 2399 Southwest 26th Lane Miami, FL.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Two independent residences configured as 3‑bedroom/2‑bath and 2‑bedroom/1‑bath units; 1,946 square feet on a property built in 1947; New kitchen and fully renovated bathrooms
