Two-Story
New
For Sale
$1,600,000
7610 Dickens Ave, Miami Beach, FL 33141
Residential Income, Miami Beach, FL
Property Size3,655 SF
Price / SF$437.76
Days on Market4
Property Features for 7610 Dickens Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
3900
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 6, Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 3, Bathroom 1, Bedroom 5, Bathroom 4
Parking
4
Security features
Security
Exterior features
Storm/Security Shutters
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
17018
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
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1951
Floors in Building
2
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
Real Estate Sales Force
(305) 392-1497
Listed By:
Karen Gomez · License #3343346
(305) 298-5991
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 25 at 12:06AM
MLS# A12092788
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 3,655-square-foot quadplex in Miami Beach contains four residential units within a two-story building. The configuration includes two two-bedroom, one-bath units and two one-bedroom, one-bath units. Built in 1951, the property has block construction, tile flooring, a shingle roof, central heating, central air conditioning, storm and security shutters, cable availability, and public sewer service.
The property is located at 7610 Dickens Ave in Miami Beach, FL 33141, just blocks from the beach, dining, and shopping in North Beach. The source information also identifies possible future expansion concepts, including a pool, guest house, or additional units, subject to zoning, permitting, and City of Miami Beach approval.
The property is located at 7610 Dickens Ave in Miami Beach, FL 33141, just blocks from the beach, dining, and shopping in North Beach. The source information also identifies possible future expansion concepts, including a pool, guest house, or additional units, subject to zoning, permitting, and City of Miami Beach approval.
Key Highlights
- Four‑unit property with two two‑bedroom/one‑bath units and two one‑bedroom/one‑bath units
- 3,655 square feet in a two‑story building
- Block construction with tile flooring and a shingle roof
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
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Open Analytics
Current Use
Lease Details
4
Residential units
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
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?
Quadplex - Four residential units offer a mix of one- and two-bedroom layouts near Miami Beach’s North Beach amenities.
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: Four‑unit property with two two‑bedroom/one‑bath units and two one‑bedroom/one‑bath units; 3,655 square feet in a two‑story building; Block construction with tile flooring and a shingle roof
