Two-Unit
New
For Sale
$1,100,000
2815 SW 36th Ave, Miami, FL 33133
Residential Income, Miami, FL
Property Size2,554 SF
Price / SF$430.70
Days on Market2
Property Features for 2815 SW 36th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 5, Bedroom 2, Bathroom 2, Bedroom 4, Bathroom 3
Parking
6
Subdivision
OVERBROOK PARK
Lot features
< 1/4 Acre
Directions
GOOGLE MAPS
Standard status
Active
APN
01-41-16-019-0252
Size
2,554 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
OVERBROOK PARK PB 3-206 S25FT OF LOT 15 & N35FT OF LOT 16 BLK 10 OR 15183-1184 0891 1
Tax Annual Amount
8968
Legal Description
OVERBROOK PARK PB 3-206 S25FT OF LOT 15 & N35FT OF LOT 16 BLK 10 OR 15183-1184 0891 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1966
Floors in Building
1
Building materials
Block
Roof type
Metal
Listing Agency:
Compass Florida, LLC
(305) 697-5402
Listed By:
Gerardo Gonzalez · License #3337841
(305) 964-8614
Added: Sep 30
Last Checked: Oct 1 at 2:06PM
MLS# A12098304
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,554-square-foot duplex contains two residences: one with three bedrooms and two bathrooms, and another with two bedrooms and one bathroom. The smaller unit is occupied by a long-term tenant. The property was built in 1966 and has a metal roof, central air conditioning, and electric central heating. A newer roof and air-conditioning system are also noted.
Douglas Park is within walking distance, while Merrick Park and CocoWalk are a short drive away. Public water and sewer serve the property.
Douglas Park is within walking distance, while Merrick Park and CocoWalk are a short drive away. Public water and sewer serve the property.
Key Highlights
- 2,554 square feet across two residences
- Unit mix: 3‑bedroom/2‑bath and 2‑bedroom/1‑bath
- One residence has 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Separate residences provide distinct layouts, including a larger three-bedroom home and a smaller two-bedroom unit.
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: 2,554 square feet across two residences; Unit mix: 3‑bedroom/2‑bath and 2‑bedroom/1‑bath; One residence has a long‑term tenant
