Duplex Townhome
For Sale
Contact for pricing
Pending
2887 SW 33rd Ave, Miami, FL 33133
Built in 2020 duplex with two mirror-image townhomes, each featuring enclosed patios and long-term tenant occupancy through 2026.
Property Size5,000 SF
Days on Market103
Property Features for 2887 SW 33rd Ave
General Information
Standard status
Pending
Size
5,000 SF
Total Parking Spaces
8
Property subtype
Multifamily
Zoning
5700
Additional Details
Multifamily Units
2
Building Details
Year Built
2020
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
The Beracha Team LLC
Listed By:
Francis Beracha · License #3315360
(305) 798-6300
Source:
Crexi
Added: May 30
Changed: Aug 8
Last Checked: Jul 24 at 3:57PM
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.
Built in 2020, this duplex property consists of two mirror-image townhomes, each approximately 2,500 square feet. The layout includes four bedrooms and four bathrooms per unit, with three rooms configured as en-suites. Each townhome also offers a kitchen and foyer, along with a laundry room/storage area. Large walk-in closets are included throughout, and each unit features an enclosed patio.
Both units are currently rented through the end of July 2026, with lease-end dates of June 30, 2026 and July 31, 2026. The property includes parking for up to four cars per side, with additional space described on the swale area. Owner does not pay utilities, including water, sewer, trash, or electricity; the owner pays lawn care, pest control, and taxes. The location is described as within walking distance to major stores, Coconut Grove, the Underline, and the new Grove Central, with the address at 2887 SW 33rd Ave, Miami, FL 33133.
This offering is positioned for buyers seeking a residential income duplex with four-bedroom, four-bath configurations and enclosed patios in each unit, supported by established tenant occupancy. Prospective purchasers should be prepared to provide a pre-approval, proof of funds, or 1031 exchange information, along with buyer ID, for showings.
Both units are currently rented through the end of July 2026, with lease-end dates of June 30, 2026 and July 31, 2026. The property includes parking for up to four cars per side, with additional space described on the swale area. Owner does not pay utilities, including water, sewer, trash, or electricity; the owner pays lawn care, pest control, and taxes. The location is described as within walking distance to major stores, Coconut Grove, the Underline, and the new Grove Central, with the address at 2887 SW 33rd Ave, Miami, FL 33133.
This offering is positioned for buyers seeking a residential income duplex with four-bedroom, four-bath configurations and enclosed patios in each unit, supported by established tenant occupancy. Prospective purchasers should be prepared to provide a pre-approval, proof of funds, or 1031 exchange information, along with buyer ID, for showings.
Key Highlights
- Duplex built in 2020 with 2,500 sq. ft on each side (two mirror‑image townhomes).
- Each townhome has 4 bedrooms and 4 bathrooms, with 3 en‑suites plus a laundry room/storage area.
- Enclosed patio in each townhome and large walk‑in closets.
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
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,873
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 - Built in 2020 duplex with two mirror-image townhomes, each featuring enclosed patios and long-term tenant occupancy through 2026.
Where is this duplex located?
The property is located at 2887 SW 33rd Ave 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 2,500 sq. ft on each side (two mirror‑image townhomes).; Each townhome has 4 bedrooms and 4 bathrooms, with 3 en‑suites plus a laundry room/storage area.; Enclosed patio in each townhome and large walk‑in closets.
