Renovated Duplex with
For Sale
$950,000
3121-3123 Southwest 25th Terrace, Miami, FL 33133
Two residential units provide one- and two-bedroom layouts with on-site parking and outdoor space.
Property Size1,472 SF
Price / SF$645.38
Days on Market147
Property Features for 3121-3123 Southwest 25th Terrace
General Information
Standard status
Active
Size
1,472 SF
Property subtype
Multi-Family Income / Duplex
Taxes and HOA fees
Annual Taxes
$13,552
Building Details
Year Built
1956
Listing Agency:
WERC Realty, LLC
(305) 794-2494
Listed By:
Vivian Santana · License #3244127
(305) 794-2494
Source:
Compass
Added: Apr 7
Changed: Aug 29
Last Checked: Aug 30 at 11:50PM
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 WERC Realty, LLC
Investment Insights
Based on property information with market context.
This renovated duplex at 3121-3123 Southwest 25th Terrace includes two residential units: one with 1 bedroom and 1 bath, and another with 2 bedrooms and 1 bath. The property was built in 1956 and includes a spacious yard along with parking for multiple vehicles.
The Miami address is positioned between Coral Gables and Coconut Grove. Nearby destinations identified for the property include Miami International Airport, loanDepot Park, the new Inter Miami stadium, The Plaza Coral Gables, Little Havana, and local shopping, dining, and entertainment. Showings are available by appointment, and the property is tenant-occupied.
The Miami address is positioned between Coral Gables and Coconut Grove. Nearby destinations identified for the property include Miami International Airport, loanDepot Park, the new Inter Miami stadium, The Plaza Coral Gables, Little Havana, and local shopping, dining, and entertainment. Showings are available by appointment, and the property is tenant-occupied.
Key Highlights
- Renovated duplex with 1‑bedroom/1‑bath and 2‑bedroom/1‑bath units
- Spacious yard with parking for multiple vehicles
- Built in 1956
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
$29,522
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
3.11%
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%
$590,440
$590.4K
Cap Rate 7%
$421,743
$421.7K
Cap Rate 9%
$328,022
$328.0K
Market Conditions
NOI Build-Up for 1,472 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
$45.0K $30.60/SF
− Vacancy
−$2.9K −$1.95/SF
EGI
$42.2K $28.65/SF
− OpEx
−$12.7K −$8.60/SF
NOI
$29.5K $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%
$590,440
Cap Rate 7%
$421,743
Cap Rate 9%
$328,022
Alternative Uses
Best Use
Multifamily LT 5
$421.7K
$369.0K – $492.0K
NOI $29,522 @ 7.0% cap · market cap 3.11%
Second Best
Apartment 5plus
$388.5K
$339.9K – $453.2K
NOI $27,193 @ 7.0% cap · market cap 2.86%
Theoretical Best
Specialty Retail
$993.6K
$869.4K – $1.16M
NOI $69,553 @ 7.0% cap · market cap 7.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,841
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 - Two residential units provide one- and two-bedroom layouts with on-site parking and outdoor space.
Where is this duplex located?
The property is located at 3121-3123 Southwest 25th Terrace Miami, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Renovated duplex with 1‑bedroom/1‑bath and 2‑bedroom/1‑bath units; Spacious yard with parking for multiple vehicles; Built in 1956
