Two-Unit
For Sale
$1,500,000
2660 Southwest 36th Avenue, Miami, FL 33133
Residential income property with two living units near Coral Gables, Coconut Grove, Brickell, and major highways.
Property Size2,112 SF
Price / SF$710.23
Days on Market170
Property Features for 2660 Southwest 36th Avenue
General Information
Standard status
Active
Size
2,112 SF
Property subtype
Multi-Family Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,398
Building Details
Year Built
1952
Listing Agency:
Pinnacle Realty of Florida
(786) 631-5815
Listed By:
Carlos Jimenez · License #3592145
(786) 631-5815
Source:
Compass
Added: Mar 15
Changed: Aug 29
Last Checked: Aug 31 at 2:03AM
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 Pinnacle Realty of Florida
Investment Insights
Based on property information with market context.
This duplex contains two separate living units within 2,112 square feet of residential space. Constructed in 1952, the property offers a two-unit configuration suited to residential income use or an owner-occupant arrangement with an additional unit.
The property is located along Southwest 36th Avenue in Miami’s Coral Way area, with access to Coral Gables, Coconut Grove, Brickell, and major highways. Shopping, dining, and entertainment destinations are also identified as part of the surrounding context.
The property is located along Southwest 36th Avenue in Miami’s Coral Way area, with access to Coral Gables, Coconut Grove, Brickell, and major highways. Shopping, dining, and entertainment destinations are also identified as part of the surrounding context.
Key Highlights
- Two living units in a duplex configuration
- 2,112 square feet of property size
- Built in 1952
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
$42,357
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
2.82%
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%
$847,140
$847.1K
Cap Rate 7%
$605,100
$605.1K
Cap Rate 9%
$470,633
$470.6K
Market Conditions
NOI Build-Up for 2,112 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
$64.6K $30.60/SF
− Vacancy
−$4.1K −$1.95/SF
EGI
$60.5K $28.65/SF
− OpEx
−$18.2K −$8.60/SF
NOI
$42.4K $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%
$847,140
Cap Rate 7%
$605,100
Cap Rate 9%
$470,633
Alternative Uses
Best Use
Multifamily LT 5
$605.1K
$529.5K – $706.0K
NOI $42,357 @ 7.0% cap · market cap 2.82%
Second Best
Apartment 5plus
$557.4K
$487.7K – $650.3K
NOI $39,016 @ 7.0% cap · market cap 2.60%
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.66M
NOI $99,793 @ 7.0% cap · market cap 6.65%
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
4,926
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 - Residential income property with two living units near Coral Gables, Coconut Grove, Brickell, and major highways.
Where is this duplex located?
The property is located at 2660 Southwest 36th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Two living units in a duplex configuration; 2,112 square feet of property size; Built in 1952
