Fully Leased
New
For Sale
$925,000
9041 SW 42nd St, Miami, FL 33165
Each residence has a three-bedroom, two-bath layout.
Property Size2,482 SF
Lot Size0.21 Acres
Days on Market4
Property Features for 9041 SW 42nd St
General Information
Standard status
Active
Size
2,482 SF
Lot size
0.21 Acres
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$12,449
Building Details
Building Size
2,482 SF
Year Built
1976
Buildings
1
Listing Agency:
Onyx Realty
Listed By:
Danisa Borges · License #3344447
Source:
Marcelosteinmander
Added: Oct 1
Changed: Oct 3
Last Checked: Oct 4 at 3:20PM
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 Onyx Realty
Investment Insights
Based on property information with market context.
Built in 1976, this duplex sits on a 9,236-square-foot lot and is fully leased. The described configuration is two residences, each with three bedrooms and two bathrooms; that layout differs from county records. The property is offered as-is and is in flood zone X.
The property is in Westchester, with the Palmetto, Turnpike, Tropical Park, FIU, shopping, and dining described as minutes away. It is tenant occupied, and exterior viewing from the street is the only permitted viewing without an appointment arranged through the listing agent.
The property is in Westchester, with the Palmetto, Turnpike, Tropical Park, FIU, shopping, and dining described as minutes away. It is tenant occupied, and exterior viewing from the street is the only permitted viewing without an appointment arranged through the listing agent.
Key Highlights
- Fully leased duplex on a 9,236‑square‑foot lot
- Two residences, each described as 3/2; layout differs from county records
- Built in 1976
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
$49,778
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
5.38%
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%
$995,560
$995.6K
Cap Rate 7%
$711,114
$711.1K
Cap Rate 9%
$553,089
$553.1K
Market Conditions
NOI Build-Up for 2,482 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
$49.8K $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%
$995,560
Cap Rate 7%
$711,114
Cap Rate 9%
$553,089
Alternative Uses
Best Use
Multifamily LT 5
$711.1K
$622.2K – $829.6K
NOI $49,778 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$655.0K
$573.1K – $764.2K
NOI $45,851 @ 7.0% cap · market cap 4.96%
Theoretical Best
Specialty Retail
$1.68M
$1.47M – $1.95M
NOI $117,276 @ 7.0% cap · market cap 12.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,337
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Each residence has a three-bedroom, two-bath layout.
Where is this duplex located?
The property is located at 9041 SW 42nd St Miami, FL.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Fully leased duplex on a 9,236‑square‑foot lot; Two residences, each described as 3/2; layout differs from county records; Built in 1976
