Renovated Duplex with Covered Outdoor
For Sale
$1,250,000
3520 Southwest 25th Street, Miami, FL 33133
Two updated residential units offer modern kitchens, refreshed baths, bright living spaces, and shared outdoor amenities.
Property Size2,380 SF
Price / SF$525.21
Days on Market291
Property Features for 3520 Southwest 25th Street
General Information
Standard status
Active
Size
2,380 SF
Property subtype
Multi-Family Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$13,765
Amenities
backyard
storage
covered outdoor area (caney)
security cameras
Building Details
Year Built
1968
Listing Agency:
Related General Realty, LLC.
(305) 932-6365
Listed By:
Ydalia Rodriguez · License #3533172
(305) 932-6365
Source:
Compass
Added: Nov 14, 2025
Changed: Aug 31
Last Checked: Aug 31 at 10:10PM
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 Related General Realty, LLC.
Investment Insights
Based on property information with market context.
This 2,380-square-foot duplex contains two residential units with updated kitchens, renovated bathrooms, modern finishes, and bright living areas. The property also includes a backyard, storage space, and a covered outdoor area suited to gatherings and barbecues. Impact windows were installed in 2022, followed by a new roof and flooring in 2023. Plumbing work was completed during 2023–2024, while the A/C dates to 2021 and electrical updates were completed in 2023. Security cameras are also installed.
The property is located at 3520 Southwest 25th Street in Miami, Florida 33133, near Coconut Grove, Coral Gables, Brickell, major highways, the University of Miami, shopping, dining, and entertainment. Showings require 24-hour notice.
The property is located at 3520 Southwest 25th Street in Miami, Florida 33133, near Coconut Grove, Coral Gables, Brickell, major highways, the University of Miami, shopping, dining, and entertainment. Showings require 24-hour notice.
Key Highlights
- 2,380‑square‑foot duplex with two residential units
- Impact windows installed in 2022
- New roof and flooring completed in 2023
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
$47,732
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
3.82%
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%
$954,640
$954.6K
Cap Rate 7%
$681,886
$681.9K
Cap Rate 9%
$530,356
$530.4K
Market Conditions
NOI Build-Up for 2,380 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
$72.8K $30.60/SF
− Vacancy
−$4.6K −$1.95/SF
EGI
$68.2K $28.65/SF
− OpEx
−$20.5K −$8.60/SF
NOI
$47.7K $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%
$954,640
Cap Rate 7%
$681,886
Cap Rate 9%
$530,356
Alternative Uses
Best Use
Multifamily LT 5
$681.9K
$596.7K – $795.5K
NOI $47,732 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$628.1K
$549.6K – $732.8K
NOI $43,967 @ 7.0% cap · market cap 3.52%
Theoretical Best
Specialty Retail
$1.61M
$1.41M – $1.87M
NOI $112,456 @ 7.0% cap · market cap 9.00%
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
6,544
Businesses Nearby
Explore this area
Business Placement
Demographics for 33133, FL
34,141
Population
17,235
Households
2
Avg Household Size
43
Median Age
62%
College-Educated
95%
High-School Grad
4.2 sq mi
ZIP Area
8,129
Density / Sq Mi
$92,734
Median Household Income
$58,233
Median Earnings
$1,945
Median Rent
$906,800
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 updated residential units offer modern kitchens, refreshed baths, bright living spaces, and shared outdoor amenities.
Where is this duplex located?
The property is located at 3520 Southwest 25th Street Miami, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 2,380‑square‑foot duplex with two residential units; Impact windows installed in 2022; New roof and flooring completed in 2023
