Rented Duplex with Enclosed
For Sale
$2,495,000
Pending
2887 Southwest 33rd Avenue, Miami, FL 33133
Duplex offering two mirror-image townhomes, each with 4 beds, 4 baths, laundry/storage, and an enclosed patio.
Property Size5,000 SF
Days on Market180
Property Features for 2887 Southwest 33rd Avenue
General Information
Standard status
Pending
Size
5,000 SF
Total Parking Spaces
8
Property subtype
Residential Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$25,663
Amenities
Central Air
Separate Meters, None
2.0
Tile
2
Patio
Block
Concrete
Fenced
No
Duplex
Impact Glass
Yes
Building Details
Year Built
2020
Tenancy
Multi
Listing Agency:
The Beracha Team LLC
Listed By:
Francis Beracha · License #3315360
(305) 798-6300
Source:
Compass
Added: Mar 13
Changed: Aug 8
Last Checked: Jul 24 at 12:37PM
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 The Beracha Team LLC
Investment Insights
Based on property information with market context.
This duplex consists of two mirror-image townhomes, each configured with 4 bedrooms and 4 bathrooms, including three en-suite rooms. Units also include a laundry room/storage area, kitchen, foyer, large walk-in closets, and an enclosed patio.
Both townhomes are currently rented through June 30, 2026 and July 31, 2026. Parking accommodates up to 4 cars on each side, with additional space on the swale area. The owner does not pay utilities; water, sewer, trash, and electricity are not covered by the owner. The owner pays for lawn care, pest control, and taxes.
For showings, the owner requires a pre-approval, proof of funds, or 1031 exchange information along with buyer ID.
Both townhomes are currently rented through June 30, 2026 and July 31, 2026. Parking accommodates up to 4 cars on each side, with additional space on the swale area. The owner does not pay utilities; water, sewer, trash, and electricity are not covered by the owner. The owner pays for lawn care, pest control, and taxes.
For showings, the owner requires a pre-approval, proof of funds, or 1031 exchange information along with buyer ID.
Key Highlights
- Duplex built in 2020 with 2 mirror‑image townhomes
- Each townhome offers 4 bedrooms and 4 bathrooms, with 3 en‑suites
- Units include laundry/storage, kitchen, foyer, large walk‑in closets, and an enclosed patio
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
$100,278
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
4.02%
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%
$2,005,560
$2.0M
Cap Rate 7%
$1,432,543
$1.4M
Cap Rate 9%
$1,114,200
$1.1M
Market Conditions
NOI Build-Up for 5,000 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
$153.0K $30.60/SF
− Vacancy
−$9.7K −$1.95/SF
EGI
$143.3K $28.65/SF
− OpEx
−$43.0K −$8.60/SF
NOI
$100.3K $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%
$2,005,560
Cap Rate 7%
$1,432,543
Cap Rate 9%
$1,114,200
Alternative Uses
Best Use
Multifamily LT 5
$1.43M
$1.25M – $1.67M
NOI $100,278 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$1.32M
$1.15M – $1.54M
NOI $92,367 @ 7.0% cap · market cap 3.70%
Theoretical Best
Specialty Retail
$3.38M
$2.95M – $3.94M
NOI $236,252 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,267
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 - Duplex offering two mirror-image townhomes, each with 4 beds, 4 baths, laundry/storage, and an enclosed patio.
Where is this duplex located?
The property is located at 2887 Southwest 33rd Avenue Miami, FL.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: Duplex built in 2020 with 2 mirror‑image townhomes; Each townhome offers 4 bedrooms and 4 bathrooms, with 3 en‑suites; Units include laundry/storage, kitchen, foyer, large walk‑in closets, and an enclosed patio
