Duplex with Central AC and Separate
For Sale
$1,390,000
405 SW 11th Ave, Miami, FL 33130
Duplex converted into two large units with central AC, separate meters, and updated electric and plumbing.
Property Size3,554 SF
Days on Market92
Property Features for 405 SW 11th Ave
General Information
Standard status
Active
Size
3,554 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$15,611
Building Details
Building Size
3,554 SF
Year Built
1922
Tenancy
Multi
Listing Agency:
London Foster Realty
Listed By:
Charles Loredo · License #3074545
(786) 301-5334
Source:
Relinkre
Added: Jun 17
Changed: Sep 8
Last Checked: Sep 15 at 10:21AM
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 London Foster Realty
Investment Insights
Based on property information with market context.
Duplex property legally converted to two large units, retaining period details. The home has updated electric and plumbing, plus central AC for comfortable year-round living. Each unit has its own separate meters.
The property is situated on a corner location in the heart of Miami. Zoning allows for expansion. A detached two-car garage includes an attached efficiency that could provide an additional unit option.
Built in 1922, this property is presented with owner financing, subject to an adequate down payment.
The property is situated on a corner location in the heart of Miami. Zoning allows for expansion. A detached two-car garage includes an attached efficiency that could provide an additional unit option.
Built in 1922, this property is presented with owner financing, subject to an adequate down payment.
Key Highlights
- Legally converted duplex with two large units
- Updated electric and plumbing plus central AC
- Separate meters for each unit
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
$71,277
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
5.13%
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%
$1,425,540
$1.4M
Cap Rate 7%
$1,018,243
$1.0M
Cap Rate 9%
$791,967
$792.0K
Market Conditions
NOI Build-Up for 3,554 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
$108.8K $30.60/SF
− Vacancy
−$6.9K −$1.95/SF
EGI
$101.8K $28.65/SF
− OpEx
−$30.5K −$8.60/SF
NOI
$71.3K $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%
$1,425,540
Cap Rate 7%
$1,018,243
Cap Rate 9%
$791,967
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$891.0K – $1.19M
NOI $71,277 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$937.9K
$820.7K – $1.09M
NOI $65,654 @ 7.0% cap · market cap 4.72%
Theoretical Best
Specialty Retail
$2.40M
$2.10M – $2.80M
NOI $167,928 @ 7.0% cap · market cap 12.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3,773
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex converted into two large units with central AC, separate meters, and updated electric and plumbing.
Where is this duplex located?
The property is located at 405 SW 11th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: Legally converted duplex with two large units; Updated electric and plumbing plus central AC; Separate meters for each unit
