Block Duplex
New
For Sale
$895,000
984 SW 6th St, Miami, FL 33130
Residential Income, Miami, FL
Property Size2,012 SF
Price / SF$444.83
Days on Market2
Property Features for 984 SW 6th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
3900
Bedrooms
2
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 2, Bathroom 1, Bedroom 1, Bathroom 4, Bedroom 2
Parking
4
Subdivision
BRICKELL RIVERVIEW
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-38-003-2030
Size
2,012 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
RIVERVIEW PB 5-43 LOT 11 BLK P LOT SIZE 7500 SQUARE FEET OR 9507 1603
Tax Annual Amount
11889
Legal Description
RIVERVIEW PB 5-43 LOT 11 BLK P LOT SIZE 7500 SQUARE FEET OR 9507 1603
Utilities
Utilities
Cable Available
Heating system
Wall Furnace
Building Details
Year built
1947
Floors in Building
2
Building materials
Block
Listing Agency:
Real Estate Sales Force
(305) 392-1497
Listed By:
Ismaris Texidor · License #3170107
(786) 647-0688
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 2 at 1:06PM
MLS# A12081742
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 property contains 2012 square feet and is arranged with two bedrooms and four bathrooms. Block construction, a wall furnace, and cable availability are documented among the property’s physical and utility features. The building dates to 1947.
The property is located at 984 SW 6th St in Miami, Florida 33130, within Miami-Dade County. Its stated T4-R Multifamily zoning provides the applicable land-use designation for evaluation by prospective purchasers. The property classification, room count, construction type, heating system, and utility information offer a concise basis for further physical and zoning review.
The property is located at 984 SW 6th St in Miami, Florida 33130, within Miami-Dade County. Its stated T4-R Multifamily zoning provides the applicable land-use designation for evaluation by prospective purchasers. The property classification, room count, construction type, heating system, and utility information offer a concise basis for further physical and zoning review.
Key Highlights
- 2012 square feet of building area
- Two bedrooms and four bathrooms
- T4‑R Multifamily zoning
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
$40,352
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
4.51%
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%
$807,040
$807.0K
Cap Rate 7%
$576,457
$576.5K
Cap Rate 9%
$448,356
$448.4K
Market Conditions
NOI Build-Up for 2,012 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
$61.6K $30.60/SF
− Vacancy
−$3.9K −$1.95/SF
EGI
$57.6K $28.65/SF
− OpEx
−$17.3K −$8.60/SF
NOI
$40.4K $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%
$807,040
Cap Rate 7%
$576,457
Cap Rate 9%
$448,356
Alternative Uses
Best Use
Multifamily LT 5
$576.5K
$504.4K – $672.5K
NOI $40,352 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$531.0K
$464.6K – $619.5K
NOI $37,168 @ 7.0% cap · market cap 4.15%
Theoretical Best
Specialty Retail
$1.36M
$1.19M – $1.58M
NOI $95,068 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,366
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom Miami income property with T4-R zoning and block construction.
Where is this duplex located?
The property is located at 984 SW 6th St Miami, FL.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 2012 square feet of building area; Two bedrooms and four bathrooms; T4‑R Multifamily zoning
