Two-Story Duplex with Side
For Sale
Contact for pricing
3808 Ponce De Leon Blvd, Coral Gables, FL 33134
Two-level duplex with separate side access, wood and tile flooring, and on-site parking.
Property Size2,735 SF
Price / SF$581.35
Days on Market119
Property Features for 3808 Ponce De Leon Blvd
General Information
Standard status
Active
Size
2,735 SF
Total Parking Spaces
4
Property subtype
Multifamily
Zoning
5900
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Year Built
1956
Stories
2
Units
2
Listing Agency:
BHHS EWM Realty
(305) 389-1977
Listed By:
Jennifer Price · License #3415644
Source:
Crexi
Added: May 6
Changed: Aug 30
Last Checked: Aug 31 at 12:44PM
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 BHHS EWM Realty
Investment Insights
Based on property information with market context.
This two-story duplex contains 2,735 square feet and was built in 1956. The layout provides three bedrooms and two baths in each unit, with one bedroom and one bath on the first floor and two larger bedrooms upstairs. Living and dining areas connect with the kitchens, while wood and tile flooring extends through the interiors. The roof was replaced 2 years ago.
Private side access serves the building, which includes 4 parking spaces along with additional street parking. The property is located on Ponce De Leon Blvd in Coral Gables, with access to the Coral Gables trolley and proximity to Metrorail, the University of Miami, Coconut Grove, Miami International Airport, Brickell, Miracle Mile, and the Shops at Merrick Park. Zoning is 5900.
Private side access serves the building, which includes 4 parking spaces along with additional street parking. The property is located on Ponce De Leon Blvd in Coral Gables, with access to the Coral Gables trolley and proximity to Metrorail, the University of Miami, Coconut Grove, Miami International Airport, Brickell, Miracle Mile, and the Shops at Merrick Park. Zoning is 5900.
Key Highlights
- Duplex with 2,735 square feet and 2 units, each offering 3 bedrooms and 2 baths
- First‑floor bedroom and bath in each unit, plus 2 additional bedrooms and a full bath upstairs
- Roof replaced 2 years ago
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
$45,592
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
2.87%
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%
$911,840
$911.8K
Cap Rate 7%
$651,314
$651.3K
Cap Rate 9%
$506,578
$506.6K
Market Conditions
NOI Build-Up for 2,735 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
$68.9K $25.20/SF
− Vacancy
−$3.8K −$1.39/SF
EGI
$65.1K $23.81/SF
− OpEx
−$19.5K −$7.14/SF
NOI
$45.6K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$911,840
Cap Rate 7%
$651,314
Cap Rate 9%
$506,578
Alternative Uses
Best Use
Multifamily LT 5
$651.3K
$569.9K – $759.9K
NOI $45,592 @ 7.0% cap · market cap 2.87%
Second Best
Apartment 5plus
$600.9K
$525.8K – $701.0K
NOI $42,062 @ 7.0% cap · market cap 2.65%
Theoretical Best
Office A
$1.39M
$1.21M – $1.62M
NOI $97,131 @ 7.0% cap · market cap 6.11%
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
2,765
Businesses Nearby
Explore this area
Business Placement
Demographics for 33134, FL
38,739
Population
18,136
Households
2.1
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
5.2 sq mi
ZIP Area
7,450
Density / Sq Mi
$92,009
Median Household Income
$56,392
Median Earnings
$1,818
Median Rent
$660,200
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-level duplex with separate side access, wood and tile flooring, and on-site parking.
Where is this duplex located?
The property is located at 3808 Ponce De Leon Blvd Coral Gables, FL.
What is the asking price?
The asking price for this property is $1,590,000.
What are key features of this property?
This property features: Duplex with 2,735 square feet and 2 units, each offering 3 bedrooms and 2 baths; First‑floor bedroom and bath in each unit, plus 2 additional bedrooms and a full bath upstairs; Roof replaced 2 years ago
