Duplex with Two-Bedroom
New
For Sale
$1,100,000
2815 SW 36th Ave, Miami, FL 33133
A separate three-bedroom residence provides an additional rental or owner-occupant option.
Property Size2,554 SF
Price / SF$430.70
Days on Market6
Property Features for 2815 SW 36th Ave
General Information
Standard status
Active
Size
2,554 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,968
Building Details
Building Size
2,554 SF
Year Built
1966
Buildings
1
Listing Agency:
Compass Florida, LLC
Listed By:
Gerardo Gonzalez · License #3337841
(786) 556-3463
Source:
Batrare
Added: Sep 30
Changed: Oct 4
Last Checked: Oct 4 at 2:11PM
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 Florida, LLC
Investment Insights
Based on property information with market context.
This duplex contains two residences: one with three bedrooms and two bathrooms, and another with two bedrooms and one bathroom. The property totals 2,554 square feet and dates to 1966. A newer roof and air-conditioning system are noted, and one unit is occupied by a long-term tenant.
The address is 2815 SW 36th Ave in Miami, near Coral Gables and Coconut Grove. Douglas Park is within walking distance, while Merrick Park and CocoWalk are a short drive away. Dining, shopping, and entertainment are also identified in the surrounding area.
The address is 2815 SW 36th Ave in Miami, near Coral Gables and Coconut Grove. Douglas Park is within walking distance, while Merrick Park and CocoWalk are a short drive away. Dining, shopping, and entertainment are also identified in the surrounding area.
Key Highlights
- Two residences: one with 3 bedrooms and 2 bathrooms; the other with 2 bedrooms and 1 bathroom
- 2,554 square feet; built in 1966
- One unit occupied by a long‑term tenant
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
$51,222
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
4.66%
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%
$1,024,440
$1.0M
Cap Rate 7%
$731,743
$731.7K
Cap Rate 9%
$569,133
$569.1K
Market Conditions
NOI Build-Up for 2,554 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
$78.2K $30.60/SF
− Vacancy
−$5.0K −$1.95/SF
EGI
$73.2K $28.65/SF
− OpEx
−$22.0K −$8.60/SF
NOI
$51.2K $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%
$1,024,440
Cap Rate 7%
$731,743
Cap Rate 9%
$569,133
Alternative Uses
Best Use
Multifamily LT 5
$731.7K
$640.3K – $853.7K
NOI $51,222 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$674.0K
$589.8K – $786.4K
NOI $47,181 @ 7.0% cap · market cap 4.29%
Theoretical Best
Specialty Retail
$1.72M
$1.51M – $2.01M
NOI $120,678 @ 7.0% cap · market cap 10.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,604
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - A separate three-bedroom residence provides an additional rental or owner-occupant option.
Where is this duplex located?
The property is located at 2815 SW 36th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two residences: one with 3 bedrooms and 2 bathrooms; the other with 2 bedrooms and 1 bathroom; 2,554 square feet; built in 1966; One unit occupied by a long‑term tenant
