New Construction
For Sale
$949,000
Pending
3506 NW 9th Ave, Miami, FL 33127
Residential Income, Miami, FL
Property Size2,680 SF
Days on Market45
Property Features for 3506 NW 9th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 2, Bathroom 4, Bedroom 6, Bathroom 3, Bedroom 3, Bedroom 1, Bedroom 5
Parking
4
Subdivision
BUENA VISTA PARK
Lot features
< 1/4 Acre
Standard status
Pending
APN
01-31-26-030-0140
Size
2,680 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
BUENA VISTA PARK PB 4-170 LOT 6 BLK 2 LESS E5FT FOR R/W LOT SIZE 6240 SQFT M/L
Tax Annual Amount
5607
Legal Description
BUENA VISTA PARK PB 4-170 LOT 6 BLK 2 LESS E5FT FOR R/W LOT SIZE 6240 SQFT M/L
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
10 ft high ceilings
tankless water heater
laundry closet
impact windows and doors
stainless steel appliances
Building Details
Year built
2026
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
Keller Williams Eagle Realty · Keller Williams Realty
(305) 757-1700
Listed By:
Ivan Rabinovich · License #3276152
(305) 803-0894
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 31 at 4:06PM
MLS# A12043372
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 under-construction duplex contains 2,680 square feet arranged as two separate three-bedroom, two-bathroom residences. Both units feature modern finishes, 10-foot ceilings, ceramic tile flooring, central heating and central air conditioning. Each residence includes a tankless water heater, a laundry closet, impact-rated windows and doors, and two parking spaces. Stainless steel appliances are scheduled for installation before closing, and the property includes a one-year builder warranty.
The property is located at 3506 NW 9th Ave in Miami, Miami-Dade County, with public sewer service. Block construction, a shingle roof, and a 2026 build year are specified. The two-unit layout supports separate occupancy within a single residential income property, subject to the applicable terms and conditions of ownership.
The property is located at 3506 NW 9th Ave in Miami, Miami-Dade County, with public sewer service. Block construction, a shingle roof, and a 2026 build year are specified. The two-unit layout supports separate occupancy within a single residential income property, subject to the applicable terms and conditions of ownership.
Key Highlights
- Two‑unit duplex with 2,680 square feet total
- Each unit offers 3 bedrooms and 2 bathrooms
- 10‑foot ceilings, ceramic tile flooring, and modern finishes
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
$53,749
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
5.66%
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%
$1,074,980
$1.1M
Cap Rate 7%
$767,843
$767.8K
Cap Rate 9%
$597,211
$597.2K
Market Conditions
NOI Build-Up for 2,680 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
$82.0K $30.60/SF
− Vacancy
−$5.2K −$1.95/SF
EGI
$76.8K $28.65/SF
− OpEx
−$23.0K −$8.60/SF
NOI
$53.7K $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%
$1,074,980
Cap Rate 7%
$767,843
Cap Rate 9%
$597,211
Alternative Uses
Best Use
Multifamily LT 5
$767.8K
$671.9K – $895.8K
NOI $53,749 @ 7.0% cap · market cap 5.66%
Second Best
Apartment 5plus
$707.3K
$618.9K – $825.2K
NOI $49,509 @ 7.0% cap · market cap 5.22%
Theoretical Best
Specialty Retail
$1.81M
$1.58M – $2.11M
NOI $126,631 @ 7.0% cap · market cap 13.34%
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
2,320
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
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 - Two three-bedroom residences offer modern finishes, individual laundry closets, and dedicated parking for each unit.
Where is this duplex located?
The property is located at 3506 NW 9th Ave Miami, FL.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,680 square feet total; Each unit offers 3 bedrooms and 2 bathrooms; 10‑foot ceilings, ceramic tile flooring, and modern finishes
