Duplex with Private
New
For Sale
$950,000
445 SW 36th Ave, Miami, FL 33135
Residential Income, Miami, FL
Property Size2,198 SF
Price / SF$432.21
Days on Market4
Property Features for 445 SW 36th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 4, Bathroom 3
Parking
4
Exterior features
Balcony
Subdivision
DURFEYS SUB
Lot features
Rectangular Lot
Standard status
Active
APN
01-41-04-044-0020
Size
2,198 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
DURFEYS SUB PB 69-56 S70FT OF LOT 2 LOT SIZE 70.000 X 95 OR 17907-1513 1297 1 COC 21929-4434 12 2003 4
Tax Annual Amount
12458
Legal Description
DURFEYS SUB PB 69-56 S70FT OF LOT 2 LOT SIZE 70.000 X 95 OR 17907-1513 1297 1 COC 21929-4434 12 2003 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
private backyard
Building Details
Year built
1967
Floors in Building
1
Flooring type
Laminate
Building materials
Block
Roof type
Tile
Listing Agency:
Realty One Group Evolution
(786) 477-4715
Listed By:
Samuel Escobar · License #3466622
(786) 209-4659
Added: Sep 24
Last Checked: Sep 27 at 12:06PM
MLS# A12094724
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit property contains 2,198 square feet and was built in 1967. Each residence has a private backyard and two on-site parking spaces. The building is block construction, with laminate flooring, a tile roof, central heating and central air conditioning. A balcony is also included, and cable service is available. The property connects to public sewer.
The roof is six years old, and the air conditioning system is two years old. Both units are currently leased.
The roof is six years old, and the air conditioning system is two years old. Both units are currently leased.
Key Highlights
- Two‑unit property totaling 2,198 square feet
- Both units are leased
- Each unit has a private backyard and two parking spaces
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
View Realmo Analytics
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 - Both residences are leased, providing two occupied income streams.
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 property totaling 2,198 square feet; Both units are leased; Each unit has a private backyard and two parking spaces
