Two-Unit Duplex with Separate
For Sale
$1,279,000
2884 SW 36th Ave, Miami, FL 33133
Residential Income, Miami, FL
Property Size2,932 SF
Price / SF$436.22
Days on Market48
Property Features for 2884 SW 36th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 5, Bedroom 6, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 3, Bathroom 4, Bedroom 3, Bathroom 2
Security features
Security
Exterior features
Storm/Security Shutters
Subdivision
OVERBROOK PARK
Standard status
Active
APN
01-41-16-019-0430
Size
2,932 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
OVERBROOK PARK PB 3-206 LOT 11 BLK 11 LOT SIZE 50.000 X 140 OR 21186-0170 04 2003 COC 24103-2331 12 2005 5
Tax Annual Amount
18474
Legal Description
OVERBROOK PARK PB 3-206 LOT 11 BLK 11 LOT SIZE 50.000 X 140 OR 21186-0170 04 2003 COC 24103-2331 12 2005 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
2004
Floors in Building
1
Flooring type
Tile
Listing Agency:
HomeCoin.com
(888) 400-2513
Listed By:
Jonathan Minerick · License #3477996
(404) 388-9441
Added: Aug 10
Changed: Sep 17
Last Checked: Sep 26 at 4:06PM
MLS# A12066664
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 2,932-square-foot duplex, completed in 2004, contains two 3-bedroom, 2-bathroom residences. The front unit at 2884 measures approximately 1,300 square feet, while the rear unit at 2888 measures approximately 1,600 square feet. Each residence includes hurricane-proof French doors, updated appliances, renovated cabinets and countertops, designated parking, and its own backyard. Tile flooring and central air serve the units.
Located in Miami’s Coconut Grove area near Coral Gables, the property is zoned multifamily for 2–9 units. An additional address, 2886, is associated with the property, although construction at that address has not yet occurred. Public water and public sewer are available, along with cable service.
Located in Miami’s Coconut Grove area near Coral Gables, the property is zoned multifamily for 2–9 units. An additional address, 2886, is associated with the property, although construction at that address has not yet occurred. Public water and public sewer are available, along with cable service.
Key Highlights
- Two 3‑bedroom, 2‑bathroom units in a duplex configuration
- 2,932 square feet total; front unit approximately 1,300 square feet and rear unit approximately 1,600 square feet
- Built in 2004 with renovated cabinets and countertops plus new appliances
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
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Open Analytics
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
Check the figures for this property
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 - Built in 2004, this duplex provides designated parking and a private backyard for each residence.
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: Two 3‑bedroom, 2‑bathroom units in a duplex configuration; 2,932 square feet total; front unit approximately 1,300 square feet and rear unit approximately 1,600 square feet; Built in 2004 with renovated cabinets and countertops plus new appliances
