Duplex For
For Sale
$1,275,000
2635 SW 34th Ct, Miami, FL 33133
Duplex property offered for sale at 2,942 in property size in Miami, Florida.
Property Size2,942 SF
Price / SF$433.38
Days on Market58
Property Features for 2635 SW 34th Ct
General Information
Standard status
Active
Size
2,942 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$9,724
Building Details
Building Size
2,942 SF
Year Built
1946
Listing Agency:
Dalton Wade Inc
Listed By:
Luis Alain Reyes · License #3289919
(786) 832-4663
Source:
Allyandaj
Added: Jul 12
Changed: Aug 25
Last Checked: Sep 7 at 7:29AM
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 Dalton Wade Inc
Investment Insights
Based on property information with market context.
This duplex property is offered for sale as a residential income asset. The property size is listed at 2,942, and the listing is categorized under duplexes, multifamily properties, and residential income properties.
The property is located at 2635 SW 34th Ct in Miami, Florida 33133. The transaction is designated as for sale.
Additional building details beyond the property type and size were not provided in the listing information.
The property is located at 2635 SW 34th Ct in Miami, Florida 33133. The transaction is designated as for sale.
Additional building details beyond the property type and size were not provided in the listing information.
Key Highlights
- Duplex for sale in Miami, Florida
- Year built: 1946
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
$59,003
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
4.63%
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%
$1,180,060
$1.2M
Cap Rate 7%
$842,900
$842.9K
Cap Rate 9%
$655,589
$655.6K
Market Conditions
NOI Build-Up for 2,942 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
$90.0K $30.60/SF
− Vacancy
−$5.7K −$1.95/SF
EGI
$84.3K $28.65/SF
− OpEx
−$25.3K −$8.60/SF
NOI
$59.0K $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%
$1,180,060
Cap Rate 7%
$842,900
Cap Rate 9%
$655,589
Alternative Uses
Best Use
Multifamily LT 5
$842.9K
$737.5K – $983.4K
NOI $59,003 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$776.4K
$679.4K – $905.8K
NOI $54,349 @ 7.0% cap · market cap 4.26%
Theoretical Best
Specialty Retail
$1.99M
$1.74M – $2.32M
NOI $139,011 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,487
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 - Duplex property offered for sale at 2,942 in property size in Miami, Florida.
Where is this duplex located?
The property is located at 2635 SW 34th Ct Miami, FL.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: Duplex for sale in Miami, Florida; Year built: 1946
