Duplex With Detached
For Sale
$725,000
325 NE 108th Street, Miami, FL 33161
Main residence includes a den and primary suite, while the separate cottage provides a full kitchen and private living area.
Property Size1,853 SF
Price / SF$425.22
Days on Market9
Property Features for 325 NE 108th Street
General Information
Standard status
Active
Size
1,853 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
5700
Taxes and HOA fees
Annual Taxes
$9,360
Building Details
Building Size
1,853 SF
Year Built
1946
Stories
1
Listing Agency:
Ancla Realty, Inc.
(954) 446-5133
Listed By:
Carolina Hernandez · License #3121013
(954) 446-5133
Source:
Laerrealty
Added: Aug 15
Changed: Aug 19
Last Checked: Aug 23 at 2:55AM
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 Ancla Realty, Inc.
Investment Insights
Based on property information with market context.
This legal duplex includes a primary residence and a detached cottage. The main home offers two bedrooms, a den, and two bathrooms, with a designated primary suite. The separate cottage contains one bedroom, one bathroom, and a full kitchen, creating a distinct second living space on the property.
Built in 1946, the property is located at 325 NE 108th Street in Miami, Florida 33161, between Miami Shores and Biscayne Park. The recorded zoning designation is 5700.
Built in 1946, the property is located at 325 NE 108th Street in Miami, Florida 33161, between Miami Shores and Biscayne Park. The recorded zoning designation is 5700.
Key Highlights
- Legal duplex with a primary residence and separate detached cottage
- Main home includes 2 bedrooms, a den, 2 bathrooms, and a primary suite
- Detached cottage offers 1 bedroom, 1 bathroom, and a full kitchen
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
$34,195
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
4.72%
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%
$683,900
$683.9K
Cap Rate 7%
$488,500
$488.5K
Cap Rate 9%
$379,944
$379.9K
Market Conditions
NOI Build-Up for 1,705 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
$52.2K $30.60/SF
− Vacancy
−$3.3K −$1.95/SF
EGI
$48.8K $28.65/SF
− OpEx
−$14.7K −$8.60/SF
NOI
$34.2K $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%
$683,900
Cap Rate 7%
$488,500
Cap Rate 9%
$379,944
Alternative Uses
Best Use
Multifamily LT 5
$488.5K
$427.4K – $569.9K
NOI $34,195 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$450.0K
$393.7K – $525.0K
NOI $31,497 @ 7.0% cap · market cap 4.34%
Theoretical Best
Specialty Retail
$1.15M
$1.01M – $1.34M
NOI $80,562 @ 7.0% cap · market cap 11.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
491
Businesses Nearby
Explore this area
Business Placement
Demographics for 33161, FL
53,015
Population
18,912
Households
2.8
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
9,639
Density / Sq Mi
$55,265
Median Household Income
$34,311
Median Earnings
$1,494
Median Rent
$376,500
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 - Main residence includes a den and primary suite, while the separate cottage provides a full kitchen and private living area.
Where is this duplex located?
The property is located at 325 NE 108th Street Miami, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Legal duplex with a primary residence and separate detached cottage; Main home includes 2 bedrooms, a den, 2 bathrooms, and a primary suite; Detached cottage offers 1 bedroom, 1 bathroom, and a full kitchen
