Versatile Duplex Investment
For Sale
$1,142,000
3630 SW 87th Ave, Miami, FL 33165
Duplex for sale featuring a 4/2 unit and a 2/1 unit configuration.
Property Size2,150 SF
Days on Market139
Property Features for 3630 SW 87th Ave
General Information
Standard status
Active
Size
2,150 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$10,581
Building Details
Building Size
2,150 SF
Year Built
1975
Listing Agency:
My Realty Group, LLC.
Listed By:
Hugo Lopez Diaz · License #3309360
(786) 999-3558
Source:
Miamibrokersgroup
Added: Apr 20
Changed: Sep 4
Last Checked: Aug 10 at 10:05AM
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 My Realty Group, LLC.
Investment Insights
Based on property information with market context.
This duplex offers a versatile residential income configuration with two separate units: one 4/2 layout and one 2/1 layout. The property is presented as an investment opportunity with potential rental income through the existing unit mix.
The address is 3630 Southwest 87th Avenue, Miami, FL 33165.
The building’s income-producing design is centered on the two-unit layout, which may appeal to buyers seeking a multifamily property with both a larger and a smaller unit configuration.
The address is 3630 Southwest 87th Avenue, Miami, FL 33165.
The building’s income-producing design is centered on the two-unit layout, which may appeal to buyers seeking a multifamily property with both a larger and a smaller unit configuration.
Key Highlights
- Duplex built in 1975
- 4/2 unit layout
- 2/1 unit layout
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
$43,119
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
3.78%
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%
$862,380
$862.4K
Cap Rate 7%
$615,986
$616.0K
Cap Rate 9%
$479,100
$479.1K
Market Conditions
NOI Build-Up for 2,150 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
$65.8K $30.60/SF
− Vacancy
−$4.2K −$1.95/SF
EGI
$61.6K $28.65/SF
− OpEx
−$18.5K −$8.60/SF
NOI
$43.1K $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%
$862,380
Cap Rate 7%
$615,986
Cap Rate 9%
$479,100
Alternative Uses
Best Use
Multifamily LT 5
$616.0K
$539.0K – $718.7K
NOI $43,119 @ 7.0% cap · market cap 3.78%
Second Best
Apartment 5plus
$567.4K
$496.5K – $662.0K
NOI $39,718 @ 7.0% cap · market cap 3.48%
Theoretical Best
Specialty Retail
$1.45M
$1.27M – $1.69M
NOI $101,588 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,250
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 - Duplex for sale featuring a 4/2 unit and a 2/1 unit configuration.
Where is this duplex located?
The property is located at 3630 SW 87th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,142,000.
What are key features of this property?
This property features: Duplex built in 1975; 4/2 unit layout; 2/1 unit layout
