Two-Story Four-Unit
For Sale
$1,600,000
7610 Dickens Ave, Miami Beach, FL 33141
MULTI_FAMILY - Other - Miami Beach, FL
Property Size3,655 SF
Price / SF$437.76
Days on Market10
Property Features for 7610 Dickens Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
3900
Bedrooms
6
Full bathrooms
4
Half bathrooms
4
Rooms
Bathroom 1, Bedroom 2, Bedroom 5, Bedroom 4, Bathroom 3, Bathroom 2, Bedroom 3, Bedroom 6, Bedroom 1, Bathroom 4
Subdivision
ALTOS DEL MAR NO 3
Lot features
< 1/4 Acre
Standard status
Active
APN
02-32-02-007-2420
Size
3,655 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ALTOS DEL MAR NO 3 PB 8-41 LOT 5 LESS E2.5FT BLK 29 LOT SIZE 50.000 X 110 OR 21099-3214 03 2003 1 COC 23064-1613 12 2004 4
Tax Annual Amount
14534
Legal Description
ALTOS DEL MAR NO 3 PB 8-41 LOT 5 LESS E2.5FT BLK 29 LOT SIZE 50.000 X 110 OR 21099-3214 03 2003 1 COC 23064-1613 12 2004 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Central Air
Building Details
Year built
1951
Floors in Building
2
Flooring type
Tile
Building materials
Block
Roof type
Flat
Architectural style
Other
Listing Agency:
Compass Florida, LLC
(305) 851-2820
Listed By:
Patricia Agudelo · License #3266560
(347) 623-7163
Added: Jul 29
Changed: Aug 2
Last Checked: Aug 7 at 6:06PM
MLS# A12061274
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.
Two-story quadplex at 7610 Dickens Ave, Miami Beach, FL 33141, featuring a total of four residential units. The unit mix includes two 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units. The property has central air cooling and tile flooring, with block construction, a flat roof, and public sewer service. Cable is available.
The building was constructed in 1951 and is improved as a multifamily rental structure. The roof is flat and the overall improvements support straightforward residential leasing and management.
At 3,655 square feet, the property offers a compact four-unit configuration for investors seeking a small multifamily asset with multiple unit types already in place.
The building was constructed in 1951 and is improved as a multifamily rental structure. The roof is flat and the overall improvements support straightforward residential leasing and management.
At 3,655 square feet, the property offers a compact four-unit configuration for investors seeking a small multifamily asset with multiple unit types already in place.
Key Highlights
- Two‑story quadplex with four units
- Two 2‑bedroom, 1‑bath units and two 1‑bedroom, 1‑bath units
- 3,655 SF total building size
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
$60,928
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
3.81%
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%
$1,218,560
$1.2M
Cap Rate 7%
$870,400
$870.4K
Cap Rate 9%
$676,978
$677.0K
Market Conditions
NOI Build-Up for 3,655 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
$92.1K $25.20/SF
− Vacancy
−$5.1K −$1.39/SF
EGI
$87.0K $23.81/SF
− OpEx
−$26.1K −$7.14/SF
NOI
$60.9K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$1,218,560
Cap Rate 7%
$870,400
Cap Rate 9%
$676,978
Alternative Uses
Best Use
Multifamily LT 5
$870.4K
$761.6K – $1.02M
NOI $60,928 @ 7.0% cap · market cap 3.81%
Second Best
Apartment 5plus
$803.0K
$702.6K – $936.9K
NOI $56,211 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,803 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,084
Businesses Nearby
Explore this area
Business Placement
Demographics for 33141, FL
35,995
Population
21,793
Households
1.7
Avg Household Size
44
Median Age
44%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
15,650
Density / Sq Mi
$64,457
Median Household Income
$36,899
Median Earnings
$1,739
Median Rent
$434,500
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?
Quadplex - Two-story quadplex with two 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units, with central air cooling.
Where is this quadplex located?
The property is located at 7610 Dickens Ave Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Two‑story quadplex with four units; Two 2‑bedroom, 1‑bath units and two 1‑bedroom, 1‑bath units; 3,655 SF total building size
