Corner-Lot
For Sale
$850,000
3601 Southwest 7th Street, Miami, FL 33135
Two occupied units offer month-to-month tenancy and designated parking for each residence.
Property Size1,410 SF
Price / SF$602.84
Days on Market288
Property Features for 3601 Southwest 7th Street
General Information
Standard status
Active
Size
1,410 SF
Property subtype
Multi-Family Income / Duplex
Zoning
5700/Duplexes
Occupancy
100%
Units
Multifamily Units
2
Parking per Unit
2
Additional Details
Opportunity Zone
Yes
Taxes and HOA fees
Annual Taxes
$7,847
Building Details
Year Built
1952
Tenancy
Multi
Listing Agency:
REAL ESTATE SALES FORCE
(786) 647-0688
Listed By:
Ismaris Texidor · License #3170107
(786) 647-0688
Source:
Compass
Added: Nov 17, 2025
Changed: Aug 31
Last Checked: Aug 30 at 6:07AM
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 REAL ESTATE SALES FORCE
Investment Insights
Based on property information with market context.
This duplex at 3601 Southwest 7th Street comprises 1410 SF on a corner lot and was built in 1952. Both units are occupied under month-to-month arrangements, providing current tenancy with flexibility for future ownership plans. The property is being sold as-is, where-is, and includes two designated parking spaces per unit along with additional street parking.
The property is zoned 5700/Duplexes and is identified as being within an Opportunity Zone. Versailles and La Carreta are within walking distance. The duplex is also described as approximately 5 minutes from Brickell, Coral Gables, and Miami International Airport, placing multiple established Miami destinations within the surrounding area.
The property is zoned 5700/Duplexes and is identified as being within an Opportunity Zone. Versailles and La Carreta are within walking distance. The duplex is also described as approximately 5 minutes from Brickell, Coral Gables, and Miami International Airport, placing multiple established Miami destinations within the surrounding area.
Key Highlights
- 1410 SF duplex positioned on a corner lot
- Both units currently occupied on a month‑to‑month basis
- Zoned 5700/Duplexes and located in an Opportunity Zone
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
$28,278
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
3.33%
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%
$565,560
$565.6K
Cap Rate 7%
$403,971
$404.0K
Cap Rate 9%
$314,200
$314.2K
Market Conditions
NOI Build-Up for 1,410 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
$43.1K $30.60/SF
− Vacancy
−$2.7K −$1.95/SF
EGI
$40.4K $28.65/SF
− OpEx
−$12.1K −$8.60/SF
NOI
$28.3K $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%
$565,560
Cap Rate 7%
$403,971
Cap Rate 9%
$314,200
Alternative Uses
Best Use
Multifamily LT 5
$404.0K
$353.5K – $471.3K
NOI $28,278 @ 7.0% cap · market cap 3.33%
Second Best
Apartment 5plus
$372.1K
$325.6K – $434.1K
NOI $26,047 @ 7.0% cap · market cap 3.06%
Theoretical Best
Specialty Retail
$951.8K
$832.8K – $1.11M
NOI $66,623 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,396
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two occupied units offer month-to-month tenancy and designated parking for each residence.
Where is this duplex located?
The property is located at 3601 Southwest 7th Street Miami, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 1410 SF duplex positioned on a corner lot; Both units currently occupied on a month‑to‑month basis; Zoned 5700/Duplexes and located in an Opportunity Zone
