Rented Duplex With Guest
For Sale
Contact for pricing
3297 SW 26th St, Miami, FL 33133
Fully occupied property with separate utility meters, private entrances, and refreshed kitchens and bathrooms.
Property Size2,343 SF
Price / SF$565.51
Days on Market109
Property Features for 3297 SW 26th St
General Information
Standard status
Active
Size
2,343 SF
Total Parking Spaces
6
Property subtype
Multifamily
Zoning
5700
Building Details
Year Built
1954
Listing Agency:
Related ISG Realty, LLC.
(813) 485-3612
Listed By:
Ydalia Rodriguez · License #3533172
Source:
Crexi
Added: May 16
Changed: Aug 29
Last Checked: Aug 29 at 7:03PM
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 Related ISG Realty, LLC.
Investment Insights
Based on property information with market context.
This duplex contains 6 bedrooms and 5 bathrooms, including a separate 1-bedroom, 1-bath guest suite. The property is fully rented and includes private entrances, separate electric and water meters, updated kitchens and bathrooms, impact windows installed in 2022, and a new roof scheduled for 2026. Outdoor areas and on-site parking complement the residential layout.
The property is located at 3297 SW 26th St in Miami, near Brickell, Coral Gables, beaches, Hospital de Coral Gables, Miami International Airport, major highways, shopping, dining, and schools. The address is also identified as 3299–3297 SW 26th St in the property information.
The property is located at 3297 SW 26th St in Miami, near Brickell, Coral Gables, beaches, Hospital de Coral Gables, Miami International Airport, major highways, shopping, dining, and schools. The address is also identified as 3299–3297 SW 26th St in the property information.
Key Highlights
- Fully rented duplex with 6 bedrooms and 5 bathrooms
- Separate 1‑bedroom, 1‑bath guest suite
- 6‑8 PARKING spaces with on‑site parking
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
$46,990
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
3.55%
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%
$939,800
$939.8K
Cap Rate 7%
$671,286
$671.3K
Cap Rate 9%
$522,111
$522.1K
Market Conditions
NOI Build-Up for 2,343 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
$71.7K $30.60/SF
− Vacancy
−$4.6K −$1.95/SF
EGI
$67.1K $28.65/SF
− OpEx
−$20.1K −$8.60/SF
NOI
$47.0K $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%
$939,800
Cap Rate 7%
$671,286
Cap Rate 9%
$522,111
Alternative Uses
Best Use
Multifamily LT 5
$671.3K
$587.4K – $783.2K
NOI $46,990 @ 7.0% cap · market cap 3.55%
Second Best
Apartment 5plus
$618.3K
$541.0K – $721.4K
NOI $43,283 @ 7.0% cap · market cap 3.27%
Theoretical Best
Specialty Retail
$1.58M
$1.38M – $1.85M
NOI $110,708 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,090
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 - Fully occupied property with separate utility meters, private entrances, and refreshed kitchens and bathrooms.
Where is this duplex located?
The property is located at 3297 SW 26th St Miami, FL.
What is the asking price?
The asking price for this property is $1,325,000.
What are key features of this property?
This property features: Fully rented duplex with 6 bedrooms and 5 bathrooms; Separate 1‑bedroom, 1‑bath guest suite; 6‑8 PARKING spaces with on‑site parking
