Two-Unit Duplex Income
For Sale
Contact for pricing
3410 SW 89th Ct, Miami, FL 33165
Duplex with two units, each featuring 2 bedrooms and 1 bathroom, offered for sale as an income property.
Property Size1,860 SF
Price / SF$454.03
Days on Market110
Property Features for 3410 SW 89th Ct
General Information
Standard status
Active
Size
1,860 SF
Total Parking Spaces
4
Property subtype
Multifamily
Zoning
5700
Building Details
Year Built
1967
Listing Agency:
CENTURY 21 Continental Realty
Listed By:
SONIA BARRERA · License #3083506
(786) 900-0156
Source:
Crexi
Added: May 22
Changed: Sep 7
Last Checked: Sep 8 at 3:55AM
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 CENTURY 21 Continental Realty
Investment Insights
Based on property information with market context.
This duplex is configured with two separate units, identified as 3410 and 3412. Each unit offers 2 bedrooms and 1 bathroom, making the property well-suited for rental income.
The property is located at 3410 Southwest 89th Court in Miami, Florida 33165.
Offered for sale, it provides a two-unit residential income setup for investors or an owner-occupant seeking rental revenue from the additional unit.
The property is located at 3410 Southwest 89th Court in Miami, Florida 33165.
Offered for sale, it provides a two-unit residential income setup for investors or an owner-occupant seeking rental revenue from the additional unit.
Key Highlights
- Duplex built in 1967 with two units offered for sale as an income property
- Unit 3410 features 2 bedrooms and 1 bathroom
- Unit 3412 features 2 bedrooms and 1 bathroom
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
$37,303
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
4.42%
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%
$746,060
$746.1K
Cap Rate 7%
$532,900
$532.9K
Cap Rate 9%
$414,478
$414.5K
Market Conditions
NOI Build-Up for 1,860 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
$56.9K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$53.3K $28.65/SF
− OpEx
−$16.0K −$8.60/SF
NOI
$37.3K $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%
$746,060
Cap Rate 7%
$532,900
Cap Rate 9%
$414,478
Alternative Uses
Best Use
Multifamily LT 5
$532.9K
$466.3K – $621.7K
NOI $37,303 @ 7.0% cap · market cap 4.42%
Second Best
Apartment 5plus
$490.9K
$429.5K – $572.7K
NOI $34,361 @ 7.0% cap · market cap 4.07%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.46M
NOI $87,886 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,711
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two units, each featuring 2 bedrooms and 1 bathroom, offered for sale as an income property.
Where is this duplex located?
The property is located at 3410 SW 89th Ct Miami, FL.
What is the asking price?
The asking price for this property is $844,500.
What are key features of this property?
This property features: Duplex built in 1967 with two units offered for sale as an income property; Unit 3410 features 2 bedrooms and 1 bathroom; Unit 3412 features 2 bedrooms and 1 bathroom
