Duplex with Private
New
For Sale
$950,000
445 SW 36th Ave, Miami, FL 33135
Both residences are leased, with separate outdoor areas and parking for each unit.
Property Size2,198 SF
Price / SF$432.21
Days on Market4
Property Features for 445 SW 36th Ave
General Information
Standard status
Active
Size
2,198 SF
Total Parking Spaces
4
Property subtype
Duplex
Occupancy
100%
Units
Multifamily Units
2
Parking per Unit
2
Additional Details
Gross Income
$74,400
Taxes and HOA fees
Annual Taxes
$12,458
Amenities
private backyard
Building Details
Building Size
2,198 SF
Year Built
1967
Buildings
1
Tenancy
Multi
Listing Agency:
Realty One Group Evolution
Listed By:
Samuel Escobar · License #3466622
(786) 477-4715
Source:
Allyandaj
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 2:23PM
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 Realty One Group Evolution
Investment Insights
Based on property information with market context.
At 445 SW 36th Ave in Miami, this 2,198-square-foot duplex was built in 1967 and has been remodeled. Each unit includes a private backyard and parking for two vehicles. Both residences are currently leased. The roof is 6 years old, and the air conditioning system is 2 years old.
The property is minutes from Coral Gables, Merrick Park, Miami International Airport, and Brickell. Four on-site parking spaces serve the two units.
The property is minutes from Coral Gables, Merrick Park, Miami International Airport, and Brickell. Four on-site parking spaces serve the two units.
Key Highlights
- Two‑unit duplex with both residences currently leased
- 2,198 square feet; built in 1967 and remodeled
- Each unit has its own private backyard
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
$44,082
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
4.64%
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%
$881,640
$881.6K
Cap Rate 7%
$629,743
$629.7K
Cap Rate 9%
$489,800
$489.8K
Market Conditions
NOI Build-Up for 2,198 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
$67.3K $30.60/SF
− Vacancy
−$4.3K −$1.95/SF
EGI
$63.0K $28.65/SF
− OpEx
−$18.9K −$8.60/SF
NOI
$44.1K $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%
$881,640
Cap Rate 7%
$629,743
Cap Rate 9%
$489,800
Alternative Uses
Best Use
Multifamily LT 5
$629.7K
$551.0K – $734.7K
NOI $44,082 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$580.1K
$507.6K – $676.8K
NOI $40,605 @ 7.0% cap · market cap 4.27%
Theoretical Best
Specialty Retail
$1.48M
$1.30M – $1.73M
NOI $103,856 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,906
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
Check the figures for this property
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 - Both residences are leased, with separate outdoor areas and parking for each unit.
Where is this duplex located?
The property is located at 445 SW 36th Ave Miami, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Two‑unit duplex with both residences currently leased; 2,198 square feet; built in 1967 and remodeled; Each unit has its own private backyard
