Block Duplex with Outdoor
For Sale
Under Contract
$930,000
3170 SW 26th St, Miami, FL 33133
Residential Income, Miami, FL
Property Size2,287 SF
Lot Size0.17 Acres
Price / SF$406.65
Days on Market46
Property Features for 3170 SW 26th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 3, Bedroom 5, Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 2
Parking
5
Security features
Security
Patio and Porch features
Deck
Exterior features
Deck, Fence, Fruit Trees, Lighting, Room For Pool, Storm/Security Shutters
Fencing
Fenced
Subdivision
THE PINES
Lot features
< 1/4 Acre
Standard status
Active Under Contract
APN
01-41-16-011-3240
Size
2,287 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
THE PINES PB 5-76 LOT 12 BLK 15 LOT SIZE 50.000 X 150 OR 12278-1470 0984 1
Tax Annual Amount
16568
Legal Description
THE PINES PB 5-76 LOT 12 BLK 15 LOT SIZE 50.000 X 150 OR 12278-1470 0984 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1981
Floors in Building
1
Flooring type
Terrazzo, Tile
Building materials
Block
Roof type
Tile
Listing Agency:
The Keyes Company
(305) 595-8166
Listed By:
Jorge Aguila · License #0682200
(305) 788-7902
Added: Jul 18
Changed: Aug 28
Last Checked: Sep 1 at 1:06AM
MLS# A12055250
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 duplex includes two separate units totaling 2,287 square feet, with five bedrooms and three bathrooms. Constructed in 1981, the block-built property features tile and terrazzo flooring, central heating and cooling, a tile roof, and storm/security shutters. A deck, fencing, lighting, fruit trees, and room for a pool add to the exterior configuration.
The property is located at 3170 SW 26th St in Miami, Florida 33133. Public water and public sewer serve the property, while cable is available. Its Miami-Dade County setting places the duplex near shopping, dining, entertainment, major highways, and urban amenities, as stated in the property information.
The property is located at 3170 SW 26th St in Miami, Florida 33133. Public water and public sewer serve the property, while cable is available. Its Miami-Dade County setting places the duplex near shopping, dining, entertainment, major highways, and urban amenities, as stated in the property information.
Key Highlights
- Two separate units with a combined 5 bedrooms and 3 bathrooms
- 2,287 square feet on a 7,500 sq. ft. lot
- Built in 1981 with block construction
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
$45,867
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
4.93%
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%
$917,340
$917.3K
Cap Rate 7%
$655,243
$655.2K
Cap Rate 9%
$509,633
$509.6K
Market Conditions
NOI Build-Up for 2,287 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
$70.0K $30.60/SF
− Vacancy
−$4.5K −$1.95/SF
EGI
$65.5K $28.65/SF
− OpEx
−$19.7K −$8.60/SF
NOI
$45.9K $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%
$917,340
Cap Rate 7%
$655,243
Cap Rate 9%
$509,633
Alternative Uses
Best Use
Multifamily LT 5
$655.2K
$573.3K – $764.5K
NOI $45,867 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$603.6K
$528.1K – $704.2K
NOI $42,249 @ 7.0% cap · market cap 4.54%
Theoretical Best
Specialty Retail
$1.54M
$1.35M – $1.80M
NOI $108,062 @ 7.0% cap · market cap 11.62%
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
4,253
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 separate units combine residential functionality with fenced outdoor space.
Where is this duplex located?
The property is located at 3170 SW 26th St Miami, FL.
What is the asking price?
The asking price for this property is $930,000.
What are key features of this property?
This property features: Two separate units with a combined 5 bedrooms and 3 bathrooms; 2,287 square feet on a 7,500 sq. ft. lot; Built in 1981 with block construction
