Two-Story Duplex with Back
For Sale
Contact for pricing
3431-3433 SW 4th St, Miami, FL 33135
Two-story duplex with two units plus two separate apartments in a back structure, each with central A/C and separate meters.
Property Size3,429 SF
Price / SF$364.25
Days on Market100
Property Features for 3431-3433 SW 4th St
General Information
Standard status
Active
Size
3,429 SF
Total Parking Spaces
8
Property subtype
Multifamily
Zoning
5700
Net Operating Income
$75,771
Additional Details
Opportunity Zone
Yes
Multifamily Units
4
Building Details
Year Built
1937
Stories
2
Units
4
Tenancy
Multi
Listing Agency:
Xcellence Realty
(786) 486-6549
Listed By:
Milady Cernuda · License #0635090
Source:
Crexi
Added: May 5
Changed: Aug 8
Last Checked: Aug 12 at 7:50AM
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 Xcellence Realty
Investment Insights
Based on property information with market context.
This property consists of a two-story duplex configured as two units with a separate grandfathered structure in the back that includes two additional apartments, creating a four-unit setup. The top unit was remodeled throughout. All units feature central A/C and separate meters, supporting independent utility management for tenants. A coin washer and dryer are provided in a common area for tenant use.
Showings are available after Monday, May 11, with 24 hours notice required. The property is described as being down the street from Versailles Restaurant, and a few blocks from Coral Gables, Tamiami Trail (8 Street) and Flagler St.
The current tenancy is described as long-term, with tenants maintaining the units in good condition.
Showings are available after Monday, May 11, with 24 hours notice required. The property is described as being down the street from Versailles Restaurant, and a few blocks from Coral Gables, Tamiami Trail (8 Street) and Flagler St.
The current tenancy is described as long-term, with tenants maintaining the units in good condition.
Key Highlights
- 1937‑built two‑story duplex with 2 units plus 2 separate apartments in a back structure
- Back structure includes two separate apartments in an additional building behind the duplex
- Top unit remodeled throughout
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
$68,770
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
5.51%
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%
$1,375,400
$1.4M
Cap Rate 7%
$982,429
$982.4K
Cap Rate 9%
$764,111
$764.1K
Market Conditions
NOI Build-Up for 3,429 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
$104.9K $30.60/SF
− Vacancy
−$6.7K −$1.95/SF
EGI
$98.2K $28.65/SF
− OpEx
−$29.5K −$8.60/SF
NOI
$68.8K $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%
$1,375,400
Cap Rate 7%
$982,429
Cap Rate 9%
$764,111
Alternative Uses
Best Use
Multifamily LT 5
$982.4K
$859.6K – $1.15M
NOI $68,770 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$904.9K
$791.8K – $1.06M
NOI $63,345 @ 7.0% cap · market cap 5.07%
Theoretical Best
Specialty Retail
$2.31M
$2.03M – $2.70M
NOI $162,022 @ 7.0% cap · market cap 12.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,906
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
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?
Quadplex - Two-story duplex with two units plus two separate apartments in a back structure, each with central A/C and separate meters.
Where is this quadplex located?
The property is located at 3431-3433 SW 4th St Miami, FL.
What is the asking price?
The asking price for this property is $1,249,000.
What are key features of this property?
This property features: 1937‑built two‑story duplex with 2 units plus 2 separate apartments in a back structure; Back structure includes two separate apartments in an additional building behind the duplex; Top unit remodeled throughout
