Canal-Front Multifamily
For Sale
Contact for pricing
759 S Biscayne River Dr, Miami, FL 33169
Multiple living spaces include a main house, duplex, and separate guest house.
Property Size3,443 SF
Lot Size0.59 Acres
Price / SF$261.11
Days on Market35
Property Features for 759 S Biscayne River Dr
General Information
Standard status
Active
Size
3,443 SF
Lot size
0.59 Acres
Property subtype
Multifamily
Zoning
0100
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1951
Listing Agency:
Americasa Realty
Listed By:
Magda Robles · License #0630346
Source:
Crexi
Added: Jul 31
Changed: Sep 1
Last Checked: Sep 1 at 9:42PM
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 Americasa Realty
Investment Insights
Based on property information with market context.
This multifamily property occupies 0.59 acres along the Biscayne Canal and includes 3,443 square feet of existing improvements. The configuration comprises a four-bedroom main residence, a duplex with one bedroom and one bathroom on each side, and a detached guest house serving as in-law quarters. Across the living spaces, the property contains 7+ bedrooms and 7 bathrooms. A circular driveway, gated and walled perimeter, boat parking area, and room for a pool add to the site layout. The property uses well water, three septic tanks, central A/C in the main house, and split A/C systems in the other units.
The address is approximately 5 minutes from Hard Rock Stadium, 15 minutes from South Florida beaches, and 20 minutes from the airport. The freshwater canal frontage accommodates kayaking, paddleboarding, and small shallow-draft watercraft. The property is coded for duplex use and described for 2 to 9 units. It is offered as-is, with cash-only terms and buyer responsibility for due diligence.
The address is approximately 5 minutes from Hard Rock Stadium, 15 minutes from South Florida beaches, and 20 minutes from the airport. The freshwater canal frontage accommodates kayaking, paddleboarding, and small shallow-draft watercraft. The property is coded for duplex use and described for 2 to 9 units. It is offered as-is, with cash-only terms and buyer responsibility for due diligence.
Key Highlights
- 0.59‑acre site with direct frontage on the Biscayne Canal
- 3,443 SF of improvements built in 1951
- 7+ bedrooms and 7 bathrooms across multiple living 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
$63,604
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
7.07%
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%
$1,272,080
$1.3M
Cap Rate 7%
$908,629
$908.6K
Cap Rate 9%
$706,711
$706.7K
Market Conditions
NOI Build-Up for 3,443 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
$123.9K $36.00/SF
− Vacancy
−$8.3K −$2.41/SF
EGI
$115.6K $33.59/SF
− OpEx
−$52.0K −$15.11/SF
NOI
$63.6K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,272,080
Cap Rate 7%
$908,629
Cap Rate 9%
$706,711
Alternative Uses
Best Use
Apartment 5plus
$908.6K
$795.1K – $1.06M
NOI $63,604 @ 7.0% cap · market cap 7.07%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.32M
$2.03M – $2.71M
NOI $162,683 @ 7.0% cap · market cap 18.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
916
Businesses Nearby
Explore this area
Business Placement
Demographics for 33169, FL
42,308
Population
14,815
Households
2.9
Avg Household Size
37
Median Age
22%
College-Educated
85%
High-School Grad
6.8 sq mi
ZIP Area
6,222
Density / Sq Mi
$59,686
Median Household Income
$34,327
Median Earnings
$1,536
Median Rent
$352,800
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?
Multifamily property - Multiple living spaces include a main house, duplex, and separate guest house.
Where is this multifamily property located?
The property is located at 759 S Biscayne River Dr Miami, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 0.59‑acre site with direct frontage on the Biscayne Canal; 3,443 SF of improvements built in 1951; 7+ bedrooms and 7 bathrooms across multiple living spaces
