Duplex With Renovated Rear
For Sale
$1,055,000
8820 SW 27th St, Miami, FL 33165
Residential Income, Miami, FL
Property Size2,480 SF
Price / SF$425.40
Days on Market37
Property Features for 8820 SW 27th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bedroom 5, Bathroom 3, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 1
Parking
5
Security features
Security
Exterior features
Fence, Room For Pool, Storm/Security Shutters
Fencing
Fenced
Subdivision
JOHN A CAMPBELL LITTLE FA
Lot features
1/4 to 1/2 Acre Lot
Standard status
Active
APN
30-40-16-004-1400
Size
2,480 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
16 54 40 PB 40-31 JOHN A CAMPBELLS LITTLE FARMS LOT 208 & E1/2 OF LOT 207 LOT SIZE 75.690 X 200 74R-113018
Tax Annual Amount
16541
Legal Description
16 54 40 PB 40-31 JOHN A CAMPBELLS LITTLE FARMS LOT 208 & E1/2 OF LOT 207 LOT SIZE 75.690 X 200 74R-113018
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1973
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Barrel
Listing Agency:
Luxe Properties
(305) 809-7650
Listed By:
Jose De Varona · License #3508408
(305) 219-5893
Added: Jul 18
Changed: Aug 22
Last Checked: Aug 23 at 7:06PM
MLS# A11994928
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 duplex contains 2,480 square feet and includes two currently rented units. The rear unit has been fully renovated, while the property features block construction, tile flooring, central heating, central air conditioning, a barrel roof, and storm/security shutters. A fence encloses the grounds, which include room for a pool.
The property is located at 8820 SW 27th St in Miami, within Miami-Dade County. The approximately 15,000+ square-foot lot provides substantial outdoor area for the existing duplex, and the property is served by a septic tank with cable available. The 1973-built asset combines established construction with a renovated rear unit and occupied residential space.
The property is located at 8820 SW 27th St in Miami, within Miami-Dade County. The approximately 15,000+ square-foot lot provides substantial outdoor area for the existing duplex, and the property is served by a septic tank with cable available. The 1973-built asset combines established construction with a renovated rear unit and occupied residential space.
Key Highlights
- Two rented units within a duplex
- 15,000+ SqFt lot
- Rear unit fully renovated
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
$49,738
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
4.71%
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%
$994,760
$994.8K
Cap Rate 7%
$710,543
$710.5K
Cap Rate 9%
$552,644
$552.6K
Market Conditions
NOI Build-Up for 2,480 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
$75.9K $30.60/SF
− Vacancy
−$4.8K −$1.95/SF
EGI
$71.1K $28.65/SF
− OpEx
−$21.3K −$8.60/SF
NOI
$49.7K $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%
$994,760
Cap Rate 7%
$710,543
Cap Rate 9%
$552,644
Alternative Uses
Best Use
Multifamily LT 5
$710.5K
$621.7K – $829.0K
NOI $49,738 @ 7.0% cap · market cap 4.71%
Second Best
Apartment 5plus
$654.5K
$572.7K – $763.6K
NOI $45,814 @ 7.0% cap · market cap 4.34%
Theoretical Best
Specialty Retail
$1.67M
$1.46M – $1.95M
NOI $117,181 @ 7.0% cap · market cap 11.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,098
Businesses Nearby
Explore this area
Business Placement
Demographics for 33165, FL
54,070
Population
17,813
Households
3
Avg Household Size
47
Median Age
28%
College-Educated
82%
High-School Grad
7.5 sq mi
ZIP Area
7,209
Density / Sq Mi
$84,086
Median Household Income
$41,657
Median Earnings
$1,796
Median Rent
$476,100
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-unit residential property with fenced grounds and central air conditioning.
Where is this duplex located?
The property is located at 8820 SW 27th St Miami, FL.
What is the asking price?
The asking price for this property is $1,055,000.
What are key features of this property?
This property features: Two rented units within a duplex; 15,000+ SqFt lot; Rear unit fully renovated
