Two-Unit Duplex with Block
For Sale
$844,500
3410 SW 89th Ct, Miami, FL 33165
Residential Income, Miami, FL
Property Size1,566 SF
Price / SF$539.27
Days on Market35
Property Features for 3410 SW 89th Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 1
Parking
4
Subdivision
OLYMPIC HEIGHTS
Lot features
< 1/4 Acre
Standard status
Active
APN
30-40-16-002-1010
Size
1,566 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
OLYMPIC HEIGHTS PB 10-2 LOT 13 BLK 6 LOT SIZE 50.000 X 139 OR 17743-1587 0797 5
Tax Annual Amount
8786
Legal Description
OLYMPIC HEIGHTS PB 10-2 LOT 13 BLK 6 LOT SIZE 50.000 X 139 OR 17743-1587 0797 5
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
1967
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Century 21 World Connection · Century 21 Real Estate
(786) 900-0155
Listed By:
Sonia Barrera · License #3083506
(305) 305-9471
Added: Jul 20
Changed: Aug 21
Last Checked: Aug 23 at 3:06PM
MLS# A12023142
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 contains two residences identified as Units 3410 and 3412, with a combined 1,566 square feet of property size. Each unit includes two bedrooms and one bathroom. Interior finishes include tile flooring, while electric systems provide heating and cooling. The building was constructed in 1967 with block materials and has a shingle roof.
Located at 3410 SW 89th Ct in Miami, the property uses a septic tank sewer system. The unit configuration and separate residence addresses support a straightforward duplex layout for residential income use.
Located at 3410 SW 89th Ct in Miami, the property uses a septic tank sewer system. The unit configuration and separate residence addresses support a straightforward duplex layout for residential income use.
Key Highlights
- Two‑unit duplex with 1,566 square feet of property size
- Units 3410 and 3412, each with 2 bedrooms and 1 bathroom
- Block construction with a shingle roof
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
$31,407
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
3.72%
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%
$628,140
$628.1K
Cap Rate 7%
$448,671
$448.7K
Cap Rate 9%
$348,967
$349.0K
Market Conditions
NOI Build-Up for 1,566 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
$47.9K $30.60/SF
− Vacancy
−$3.1K −$1.95/SF
EGI
$44.9K $28.65/SF
− OpEx
−$13.5K −$8.60/SF
NOI
$31.4K $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%
$628,140
Cap Rate 7%
$448,671
Cap Rate 9%
$348,967
Alternative Uses
Best Use
Multifamily LT 5
$448.7K
$392.6K – $523.5K
NOI $31,407 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$413.3K
$361.6K – $482.2K
NOI $28,929 @ 7.0% cap · market cap 3.43%
Theoretical Best
Specialty Retail
$1.06M
$924.9K – $1.23M
NOI $73,994 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes two bedrooms, one bathroom, tile flooring, and electric heating and cooling.
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: Two‑unit duplex with 1,566 square feet of property size; Units 3410 and 3412, each with 2 bedrooms and 1 bathroom; Block construction with a shingle roof
