Updated Duplex With Detached
For Sale
$849,000
929 Sw 12th Ave, Miami, FL 33130
Two residences feature updated interiors, in-unit laundry, impact windows, and on-site parking.
Property Size1,763 SF
Lot Size0.16 Acres
Price / SF$481.57
Days on Market173
Property Features for 929 Sw 12th Ave
General Information
Standard status
Active
Size
1,763 SF
Total Parking Spaces
4
Lot size
0.16 Acres
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$13,023
Amenities
washer/dryer
impact windows
mature mango trees
Building Details
Buildings
2
Listing Agency:
RE/MAX United Realty
(786) 355-9174
Listed By:
Jorge Vazquez · License #3271064
(786) 355-9174
Source:
Exprealty
Added: Mar 13
Changed: Aug 31
Last Checked: Aug 30 at 9:08PM
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 RE/MAX United Realty
Investment Insights
Based on property information with market context.
This Miami duplex includes two separate detached residences on a 7,000-square-foot lot. The first home offers three bedrooms and one bathroom, while the second provides two bedrooms and one bathroom. Both residences have updated interiors, washer/dryer units, and impact windows. The property also includes parking for four vehicles, with additional street parking nearby. Two mature mango trees add established landscape features to the lot, and the first residence has a newer roof.
The property is located at 929 Southwest 12th Avenue near Calle 8, The Roads, and Shenandoah. Brickell, Downtown Miami, Coral Gables, Miami Beach, Wynwood, and Coconut Grove are a short drive away, with public transportation available nearby.
The property is located at 929 Southwest 12th Avenue near Calle 8, The Roads, and Shenandoah. Brickell, Downtown Miami, Coral Gables, Miami Beach, Wynwood, and Coconut Grove are a short drive away, with public transportation available nearby.
Key Highlights
- Two detached residences on a 7,000‑square‑foot lot
- Three‑bedroom, one‑bathroom home paired with a two‑bedroom, one‑bathroom home
- Both residences include washer/dryer units and impact windows
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
$35,358
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
4.16%
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%
$707,160
$707.2K
Cap Rate 7%
$505,114
$505.1K
Cap Rate 9%
$392,867
$392.9K
Market Conditions
NOI Build-Up for 1,763 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
$53.9K $30.60/SF
− Vacancy
−$3.4K −$1.95/SF
EGI
$50.5K $28.65/SF
− OpEx
−$15.2K −$8.60/SF
NOI
$35.4K $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%
$707,160
Cap Rate 7%
$505,114
Cap Rate 9%
$392,867
Alternative Uses
Best Use
Multifamily LT 5
$505.1K
$442.0K – $589.3K
NOI $35,358 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$465.3K
$407.1K – $542.8K
NOI $32,569 @ 7.0% cap · market cap 3.84%
Theoretical Best
Specialty Retail
$1.19M
$1.04M – $1.39M
NOI $83,303 @ 7.0% cap · market cap 9.81%
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
3,291
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
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 residences feature updated interiors, in-unit laundry, impact windows, and on-site parking.
Where is this duplex located?
The property is located at 929 Sw 12th Ave Miami, FL.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Two detached residences on a 7,000‑square‑foot lot; Three‑bedroom, one‑bathroom home paired with a two‑bedroom, one‑bathroom home; Both residences include washer/dryer units and impact windows
