Renovated Duplex with Impact
For Sale
$925,000
310-312 SW 36th Ave, Miami, FL 33135
Residential Income, Miami, FL
Property Size1,758 SF
Price / SF$526.17
Days on Market56
Property Features for 310-312 SW 36th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 5
Parking
4
Subdivision
KIRKLAND HEIGHTS AMD
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-04-022-1270
Size
1,758 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
4 54 41 KIRKLAND HEIGHTS AMD PB 3-214 LOT 2 BLK 28 LOT SIZE 46.000 X 98 OR 10814-249 0780 1 COC 21478-3806 07 2003 4
Tax Annual Amount
11070
Legal Description
4 54 41 KIRKLAND HEIGHTS AMD PB 3-214 LOT 2 BLK 28 LOT SIZE 46.000 X 98 OR 10814-249 0780 1 COC 21478-3806 07 2003 4
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1956
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Built-Up
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Mirlan Saad · License #3181488
(305) 812-0532
Added: Jun 29
Changed: Aug 21
Last Checked: Aug 23 at 9:06PM
MLS# A11937947
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 renovated duplex contains 1,758 square feet arranged as two separate residential units: one with three bedrooms and one bathroom, and another with two bedrooms and one bathroom. Impact-resistant windows and doors complement block construction, ceramic tile flooring, central heating, and central air conditioning. The property was built in 1956 and includes a built-up roof, cable availability, and a septic tank.
Located in Miami-Dade County, the property is minutes from Miami International Airport, Downtown Miami, Coral Gables, and Calle Ocho. Access to US-1 and nearby dining and shopping adds to the surrounding convenience. The address is 310-312 SW 36th Ave, Miami, FL 33135.
Located in Miami-Dade County, the property is minutes from Miami International Airport, Downtown Miami, Coral Gables, and Calle Ocho. Access to US-1 and nearby dining and shopping adds to the surrounding convenience. The address is 310-312 SW 36th Ave, Miami, FL 33135.
Key Highlights
- 1,758‑square‑foot duplex with two residential units
- Unit mix includes 3 bedrooms/1 bathroom and 2 bedrooms/1 bathroom
- Impact windows and doors
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
$35,258
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
3.81%
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%
$705,160
$705.2K
Cap Rate 7%
$503,686
$503.7K
Cap Rate 9%
$391,756
$391.8K
Market Conditions
NOI Build-Up for 1,758 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
$53.8K $30.60/SF
− Vacancy
−$3.4K −$1.95/SF
EGI
$50.4K $28.65/SF
− OpEx
−$15.1K −$8.60/SF
NOI
$35.3K $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%
$705,160
Cap Rate 7%
$503,686
Cap Rate 9%
$391,756
Alternative Uses
Best Use
Multifamily LT 5
$503.7K
$440.7K – $587.6K
NOI $35,258 @ 7.0% cap · market cap 3.81%
Second Best
Apartment 5plus
$463.9K
$406.0K – $541.3K
NOI $32,476 @ 7.0% cap · market cap 3.51%
Theoretical Best
Specialty Retail
$1.19M
$1.04M – $1.38M
NOI $83,066 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,747
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
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 residential units provide a three-bedroom and two-bedroom configuration with one bathroom in each unit.
Where is this duplex located?
The property is located at 310-312 SW 36th Ave Miami, FL.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 1,758‑square‑foot duplex with two residential units; Unit mix includes 3 bedrooms/1 bathroom and 2 bedrooms/1 bathroom; Impact windows and doors
