Renovated Two-Unit
For Sale
$1,279,000
2884 SW 36th Ave, Miami, FL 33133
Each residence includes three bedrooms, two bathrooms, and its own backyard.
Property Size2,932 SF
Lot Size0.16 Acres
Price / SF$436.22
Days on Market17
Property Features for 2884 SW 36th Ave
General Information
Standard status
Active
Size
2,932 SF
Lot size
0.16 Acres
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$18,474
Building Details
Building Size
2,932 SF
Year Built
2004
Buildings
1
Listing Agency:
HomeCoin.com
(888) 400-2513
Listed By:
Jonathan Minerick · License #3477996
Source:
Batrare
Added: Aug 6
Changed: Aug 16
Last Checked: Aug 22 at 11:36AM
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 HomeCoin.com
Investment Insights
Based on property information with market context.
This duplex at 2884 SW 36th Ave in Miami contains 2,932 square feet and was built in 2004. The property includes two separate residences, each with three bedrooms and two bathrooms. The rear residence also has a den that can serve as an office. Both units feature hurricane-proof French doors, new appliances, and updated cabinets and countertops, with separate backyard areas for each residence.
The property is identified as a 7,000-square-foot parcel and carries multifamily 2-9 units land use. An additional address, 2886, is associated with the property but has not yet been built.
The property is identified as a 7,000-square-foot parcel and carries multifamily 2-9 units land use. An additional address, 2886, is associated with the property but has not yet been built.
Key Highlights
- 2,932‑square‑foot duplex built in 2004
- Two residences, each with 3 bedrooms and 2 bathrooms
- Rear unit includes an extra den or office
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
$58,803
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
4.60%
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%
$1,176,060
$1.2M
Cap Rate 7%
$840,043
$840.0K
Cap Rate 9%
$653,367
$653.4K
Market Conditions
NOI Build-Up for 2,932 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
$89.7K $30.60/SF
− Vacancy
−$5.7K −$1.95/SF
EGI
$84.0K $28.65/SF
− OpEx
−$25.2K −$8.60/SF
NOI
$58.8K $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%
$1,176,060
Cap Rate 7%
$840,043
Cap Rate 9%
$653,367
Alternative Uses
Best Use
Multifamily LT 5
$840.0K
$735.0K – $980.1K
NOI $58,803 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$773.8K
$677.1K – $902.7K
NOI $54,164 @ 7.0% cap · market cap 4.23%
Theoretical Best
Specialty Retail
$1.98M
$1.73M – $2.31M
NOI $138,538 @ 7.0% cap · market cap 10.83%
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
3,437
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 - Each residence includes three bedrooms, two bathrooms, and its own backyard.
Where is this duplex located?
The property is located at 2884 SW 36th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,279,000.
What are key features of this property?
This property features: 2,932‑square‑foot duplex built in 2004; Two residences, each with 3 bedrooms and 2 bathrooms; Rear unit includes an extra den or office
