Detached Duplex with Separate
New
For Sale
$779,900
3085 SW & 3083 17th Street, Miami, FL 33145
Two separately metered units provide flexible residential income property use.
Property Size1,877 SF
Lot Size0.17 Acres
Days on Market6
Property Features for 3085 SW & 3083 17th Street
General Information
Standard status
Active
Size
1,877 SF
Lot size
0.17 Acres
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/3BA, 1 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$7,849
Building Details
Building Size
1,877 SF
Year Built
1936
Buildings
1
Listing Agency:
One Stop Realty
(305) 282-9559
Listed By:
Alexander Wong · License #3518885
(305) 282-9559
Source:
Silverleafrealtygroup
Added: Aug 18
Changed: Aug 23
Last Checked: Aug 23 at 8:33AM
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 One Stop Realty
Investment Insights
Based on property information with market context.
Built in 1936, this detached duplex includes two residential units on a 7,200-square-foot lot. The front residence offers three bedrooms and three full bathrooms, while the rear residence provides three bedrooms and two full bathrooms. Water and electrical service are separately metered for each unit.
The property is positioned in Miami with access to Coral Gables, South Miami, Miami International Airport, and Downtown. There is no HOA or CDD associated with the property.
The property is positioned in Miami with access to Coral Gables, South Miami, Miami International Airport, and Downtown. There is no HOA or CDD associated with the property.
Key Highlights
- Detached duplex on a 7,200 sq ft lot
- Front unit includes 3 bedrooms and 3 full bathrooms
- Rear unit includes 3 bedrooms and 2 full bathrooms
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
$37,644
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
4.83%
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%
$752,880
$752.9K
Cap Rate 7%
$537,771
$537.8K
Cap Rate 9%
$418,267
$418.3K
Market Conditions
NOI Build-Up for 1,877 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
$57.4K $30.60/SF
− Vacancy
−$3.7K −$1.95/SF
EGI
$53.8K $28.65/SF
− OpEx
−$16.1K −$8.60/SF
NOI
$37.6K $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%
$752,880
Cap Rate 7%
$537,771
Cap Rate 9%
$418,267
Alternative Uses
Best Use
Multifamily LT 5
$537.8K
$470.6K – $627.4K
NOI $37,644 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$495.4K
$433.4K – $577.9K
NOI $34,675 @ 7.0% cap · market cap 4.45%
Theoretical Best
Specialty Retail
$1.27M
$1.11M – $1.48M
NOI $88,689 @ 7.0% cap · market cap 11.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4,079
Businesses Nearby
Explore this area
Business Placement
Demographics for 33145, FL
29,737
Population
12,773
Households
2.3
Avg Household Size
44
Median Age
42%
College-Educated
85%
High-School Grad
2.5 sq mi
ZIP Area
11,895
Density / Sq Mi
$70,592
Median Household Income
$43,039
Median Earnings
$1,769
Median Rent
$560,300
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 - Two separately metered units provide flexible residential income property use.
Where is this duplex located?
The property is located at 3085 SW & 3083 17th Street Miami, FL.
What is the asking price?
The asking price for this property is $779,900.
What are key features of this property?
This property features: Detached duplex on a 7,200 sq ft lot; Front unit includes 3 bedrooms and 3 full bathrooms; Rear unit includes 3 bedrooms and 2 full bathrooms
