New Construction
For Sale
$729,000
855-857 Southwest 1st Street, Florida City, FL 33034
Two independent residences feature separate entrances, utilities, and parking for flexible occupancy or rental use.
Property Size2,200 SF
Lot Size0.17 Acres
Price / SF$331.36
Days on Market257
Property Features for 855-857 Southwest 1st Street
General Information
Standard status
Active
Size
2,200 SF
Lot size
0.17 Acres
Property subtype
Multi-Family Income / Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,000
Building Details
Year Built
2026
Listing Agency:
Olde Towne Inter'l Rlty
(305) 819-2979
Listed By:
Jose Ortiz · License #0384350
(305) 819-2979
Source:
Compass
Added: Dec 18, 2025
Changed: Aug 30
Last Checked: Aug 31 at 10:06PM
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 Olde Towne Inter'l Rlty
Investment Insights
Based on property information with market context.
Located at 855-857 Southwest 1st Street in Florida City, this 2026 duplex is being built with two matching residences. Each side provides three bedrooms and two bathrooms, along with its own entrance, utility service, and parking. The total property size is 2,200 square feet on a 50 x 150 lot.
Interior specifications include porcelain tile flooring, wood kitchen cabinetry, quartz countertops, and stainless steel appliances. Construction is expected to reach completion around April 2026, offering a newly built duplex configuration for owner occupancy or rental income use.
Interior specifications include porcelain tile flooring, wood kitchen cabinetry, quartz countertops, and stainless steel appliances. Construction is expected to reach completion around April 2026, offering a newly built duplex configuration for owner occupancy or rental income use.
Key Highlights
- Two 3‑bedroom, 2‑bath residences within one duplex
- 2,200 square feet on a 50 x 150 lot
- Separate entrance, utilities, and parking for each unit
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
$36,674
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
5.03%
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%
$733,480
$733.5K
Cap Rate 7%
$523,914
$523.9K
Cap Rate 9%
$407,489
$407.5K
Market Conditions
NOI Build-Up for 2,200 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
$55.4K $25.20/SF
− Vacancy
−$3.0K −$1.39/SF
EGI
$52.4K $23.81/SF
− OpEx
−$15.7K −$7.14/SF
NOI
$36.7K $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%
$733,480
Cap Rate 7%
$523,914
Cap Rate 9%
$407,489
Alternative Uses
Best Use
Multifamily LT 5
$523.9K
$458.4K – $611.2K
NOI $36,674 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$483.4K
$422.9K – $563.9K
NOI $33,835 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$1.12M
$976.6K – $1.30M
NOI $78,131 @ 7.0% cap · market cap 10.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
477
Businesses Nearby
Explore this area
Business Placement
Demographics for 33034, FL
22,850
Population
6,631
Households
3.4
Avg Household Size
34
Median Age
9%
College-Educated
65%
High-School Grad
1,173.1 sq mi
ZIP Area
19
Density / Sq Mi
$46,404
Median Household Income
$31,712
Median Earnings
$1,283
Median Rent
$310,700
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?
Duplex - Two independent residences feature separate entrances, utilities, and parking for flexible occupancy or rental use.
Where is this duplex located?
The property is located at 855-857 Southwest 1st Street Florida City, FL.
What is the asking price?
The asking price for this property is $729,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath residences within one duplex; 2,200 square feet on a 50 x 150 lot; Separate entrance, utilities, and parking for each unit
