Duplex with Outdoor
For Sale
$780,000
Pending
4485 Southwest 7th Street, Miami, FL 33134
The property offers parking, a terrace, and a turf-finished backyard enclosed by ivy walls.
Property Size1,216 SF
Days on Market221
Property Features for 4485 Southwest 7th Street
General Information
Standard status
Pending
Size
1,216 SF
Property subtype
Residential Income / Duplex
Taxes and HOA fees
Annual Taxes
$8,607
Amenities
outdoor terrace
large backyard
ivy walls
Building Details
Year Built
1959
Listing Agency:
Lifestyle International Realty
(305) 809-8085
Listed By:
Sandra Fernandez PA · License #3011828
(305) 809-8085
Source:
Compass
Added: Jan 23
Changed: Aug 31
Last Checked: Aug 31 at 1:46AM
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 Lifestyle International Realty
Investment Insights
Based on property information with market context.
This duplex contains 1,216 square feet and was built in 1959. The property is described with one bedroom and one bathroom, along with an outdoor terrace and parking. The rear yard is finished with turf and bordered by ivy walls, creating a defined outdoor setting.
Located at 4485 Southwest 7th Street in Miami, Florida 33134, the property combines a duplex configuration with outdoor space and established landscaping. The address places the asset within the Miami market while retaining the practical features identified for the property.
Located at 4485 Southwest 7th Street in Miami, Florida 33134, the property combines a duplex configuration with outdoor space and established landscaping. The address places the asset within the Miami market while retaining the practical features identified for the property.
Key Highlights
- Duplex totaling 1,216 square feet
- One‑bedroom, one‑bathroom configuration identified
- Outdoor terrace included
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
$24,388
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
3.13%
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%
$487,760
$487.8K
Cap Rate 7%
$348,400
$348.4K
Cap Rate 9%
$270,978
$271.0K
Market Conditions
NOI Build-Up for 1,216 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
$37.2K $30.60/SF
− Vacancy
−$2.4K −$1.95/SF
EGI
$34.8K $28.65/SF
− OpEx
−$10.5K −$8.60/SF
NOI
$24.4K $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%
$487,760
Cap Rate 7%
$348,400
Cap Rate 9%
$270,978
Alternative Uses
Best Use
Multifamily LT 5
$348.4K
$304.9K – $406.5K
NOI $24,388 @ 7.0% cap · market cap 3.13%
Second Best
Apartment 5plus
$320.9K
$280.8K – $374.4K
NOI $22,464 @ 7.0% cap · market cap 2.88%
Theoretical Best
Specialty Retail
$820.8K
$718.2K – $957.6K
NOI $57,457 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,396
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - The property offers parking, a terrace, and a turf-finished backyard enclosed by ivy walls.
Where is this duplex located?
The property is located at 4485 Southwest 7th Street Miami, FL.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Duplex totaling 1,216 square feet; One‑bedroom, one‑bathroom configuration identified; Outdoor terrace included
