Updated Duplex with Redevelopment
3680 Southwest 13th Terrace Miami, FL 33145
For Sale
$1,050,000
Fully updated duplex with impact windows and doors, offering future redevelopment potential subject to rezoning due diligence.
Property Size1,800 SF
Price / SF$583.33
Days on Market399
Property Features for 3680 Southwest 13th Terrace
General Information
- Standard status
- Active
- Size
- 1,800 SF
- Property subtype
- Multi-Family Income / Duplex
Building Details
- Year Built
- 1946
Listing Agency:
Albert J. Armada
(305) 266-3930
Listed By:
Albert Armada · License #411206
(305) 266-3930
Source:
Compass
Added: Jun 21, 2025
Changed: Jul 22
Last Checked: Jul 23 at 8:03AM
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 Albert J. Armada
Investment Insights
Based on property information with market context.
This for-sale duplex presents a future redevelopment opportunity within the City of Miami. The existing structure has been fully updated, including roof replacement, impact windows and doors, electrical and plumbing work, and interior build-outs.
The property is currently under zoning T3-O, with the possibility of rezoning to T5-O. Buyers should conduct their own due diligence regarding rezoning feasibility and related requirements.
Prospective buyers are acquiring an updated residential income property while also evaluating longer-term redevelopment options tied to the current and potential zoning designations.
The property is currently under zoning T3-O, with the possibility of rezoning to T5-O. Buyers should conduct their own due diligence regarding rezoning feasibility and related requirements.
Prospective buyers are acquiring an updated residential income property while also evaluating longer-term redevelopment options tied to the current and potential zoning designations.
Key Highlights
- 1946‑built duplex with fully updated interior and systems
- Updates include roof, impact windows and doors, electrical, plumbing, and interior build‑outs
- Current zoning T3‑O may potentially be rezoned to T5‑O (buyer to verify during due diligence)
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $55.1k | $30.60 |
| − Vacancy | −$3.5k | −$1.95 |
| EGI | $51.6k | $28.65 |
| − OpEx | −$15.5k | −$8.60 |
| NOI | $36.1k | $20.06 |
1,800 SF · lease $30.60/SF/yr · vacancy 6.37% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$515.7K
$451.3K – $601.7K
NOI $36,100 @ 7.0% cap · market cap 3.44%
Second Best
Apartment 5plus
$475.0K
$415.7K – $554.2K
NOI $33,252 @ 7.0% cap · market cap 3.17%
Theoretical Best
Specialty Retail
$1.22M
$1.06M – $1.42M
NOI $85,051 @ 7.0% cap · market cap 8.10%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Fully updated duplex with impact windows and doors, offering future redevelopment potential subject to rezoning due diligence.
Where is this duplex located?
The property is located at 3680 Southwest 13th Terrace Miami, FL.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 1946‑built duplex with fully updated interior and systems; Updates include roof, impact windows and doors, electrical, plumbing, and interior build‑outs; Current zoning T3‑O may potentially be rezoned to T5‑O (buyer to verify during due diligence)
