Renovated Triplex with Private
New
For Sale
$779,000
3315 SW 91st Ave, Miami, FL 33165
Residential Income, Miami, FL
Property Size2,018 SF
Price / SF$386.03
Days on Market4
Property Features for 3315 SW 91st Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1, Bathroom 3, Bedroom 4, Bedroom 3
Parking
4
Subdivision
OLYMPIC HEIGHTS
Lot features
< 1/4 Acre
Standard status
Active
APN
30-40-16-002-2310
Size
2,018 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
OLYMPIC HEIGHTS PB 10-2 LOT 24 BLK 12 LOT SIZE 50.000 X 140 OR 9417 1487 COC 24164-3544 01 2006 1
Tax Annual Amount
9689
Legal Description
OLYMPIC HEIGHTS PB 10-2 LOT 24 BLK 12 LOT SIZE 50.000 X 140 OR 9417 1487 COC 24164-3544 01 2006 1
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central, Wall Furnace
Cooling system
Wall/Window Unit(s), Central Air, Window Unit(s)
Water source
Public
Amenities
impact windows
updated kitchens
updated baths
updated flooring
central AC
mini-splits
private yard space
Building Details
Year built
1955
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Florida Premier Realty
Listed By:
Bryan Tirador · License #3231442
(305) 972-5290
Added: Sep 11
Changed: Sep 14
Last Checked: Sep 14 at 11:06PM
MLS# A12087553
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 2,018-square-foot triplex, built in 1955, has undergone extensive interior updates, including renovated kitchens and bathrooms, new flooring, and impact windows. The block construction is paired with tile flooring and a shingle roof. Cooling includes central air in the front unit and mini-split systems in the rear units, with additional wall or window units noted in the property features.
Each unit includes private yard space, adding dedicated outdoor areas to the residential configuration. The property is served by public water and a septic tank, with cable available. The three-unit layout includes a front unit, a rear unit, and a studio, supporting a varied multifamily arrangement.
Each unit includes private yard space, adding dedicated outdoor areas to the residential configuration. The property is served by public water and a septic tank, with cable available. The three-unit layout includes a front unit, a rear unit, and a studio, supporting a varied multifamily arrangement.
Key Highlights
- Three‑unit property totaling 2,018 square feet
- Renovated kitchens, bathrooms, and flooring throughout
- Impact windows installed
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
$40,472
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
5.20%
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%
$809,440
$809.4K
Cap Rate 7%
$578,171
$578.2K
Cap Rate 9%
$449,689
$449.7K
Market Conditions
NOI Build-Up for 2,018 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
$61.8K $30.60/SF
− Vacancy
−$3.9K −$1.95/SF
EGI
$57.8K $28.65/SF
− OpEx
−$17.3K −$8.60/SF
NOI
$40.5K $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%
$809,440
Cap Rate 7%
$578,171
Cap Rate 9%
$449,689
Alternative Uses
Best Use
Multifamily LT 5
$578.2K
$505.9K – $674.5K
NOI $40,472 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$532.6K
$466.0K – $621.3K
NOI $37,279 @ 7.0% cap · market cap 4.79%
Theoretical Best
Specialty Retail
$1.36M
$1.19M – $1.59M
NOI $95,351 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,911
Businesses Nearby
Explore this area
Business Placement
Demographics for 33165, FL
54,070
Population
17,813
Households
3
Avg Household Size
47
Median Age
28%
College-Educated
82%
High-School Grad
7.5 sq mi
ZIP Area
7,209
Density / Sq Mi
$84,086
Median Household Income
$41,657
Median Earnings
$1,796
Median Rent
$476,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit residential property with updated interiors, varied cooling systems, and individual outdoor yard areas.
Where is this triplex located?
The property is located at 3315 SW 91st Ave Miami, FL.
What is the asking price?
The asking price for this property is $779,000.
What are key features of this property?
This property features: Three‑unit property totaling 2,018 square feet; Renovated kitchens, bathrooms, and flooring throughout; Impact windows installed
