Duplex with Rear
New
For Sale
$1,149,000
Miami, FL 33133, Miami, FL 33133
Residential Income, Miami, FL
Property Size2,974 SF
Price / SF$386.35
Days on Market1
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Parking
6
Patio and Porch features
Patio
Exterior features
Patio
Subdivision
AVALON SUB
Lot features
Oversized Lot
Standard status
Active
APN
01-41-16-017-0210
Size
2,974 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
16 54 41 AVALON SUB PB 4-140 LOT 3 BLK 2 LOT SIZE 48.620 X 143 OR 16467-3832 0894 1 COC 26003-0774 09 2007 5
Tax Annual Amount
14609
Legal Description
16 54 41 AVALON SUB PB 4-140 LOT 3 BLK 2 LOT SIZE 48.620 X 143 OR 16467-3832 0894 1 COC 26003-0774 09 2007 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Ceiling Fan(s), Central Air, Electric
Building Details
Year built
1924
Floors in Building
1
Flooring type
Terrazzo, Tile - Ceramic
Building materials
Block, Stone
Roof type
Flat, Shingle
Listing Agency:
Florida Capital Realty
(786) 953-5870
Listed By:
George Gil · License #3310528
(786) 346-2406
Added: Sep 10
Last Checked: Sep 10 at 10:06PM
MLS# A12072468
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 2,974 square feet across a 1924 structure and a legally permitted rear expansion completed in 1984. The building uses block and stone construction, with terrazzo and ceramic tile flooring, a patio, public sewer service, central air, ceiling fans, and electric heating. The roof combines flat and shingle sections and was replaced 3 years ago.
The property is in Miami’s Silver Bluff area, near Coral Gables, Coconut Grove, Douglas Park, and the Metrorail. Its Miami-Dade location places Brickell and Downtown within the surrounding transit-connected urban area. Documented square footage and the permitted rear addition provide clear physical history for evaluation.
The property is in Miami’s Silver Bluff area, near Coral Gables, Coconut Grove, Douglas Park, and the Metrorail. Its Miami-Dade location places Brickell and Downtown within the surrounding transit-connected urban area. Documented square footage and the permitted rear addition provide clear physical history for evaluation.
Key Highlights
- 2,974 square feet of residential space
- 1924 original construction with a legally permitted 1984 rear expansion
- Roof replaced 3 years ago; flat and shingle roof sections
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
$59,645
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
5.19%
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%
$1,192,900
$1.2M
Cap Rate 7%
$852,071
$852.1K
Cap Rate 9%
$662,722
$662.7K
Market Conditions
NOI Build-Up for 2,974 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
$91.0K $30.60/SF
− Vacancy
−$5.8K −$1.95/SF
EGI
$85.2K $28.65/SF
− OpEx
−$25.6K −$8.60/SF
NOI
$59.6K $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%
$1,192,900
Cap Rate 7%
$852,071
Cap Rate 9%
$662,722
Alternative Uses
Best Use
Multifamily LT 5
$852.1K
$745.6K – $994.1K
NOI $59,645 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$784.9K
$686.8K – $915.7K
NOI $54,940 @ 7.0% cap · market cap 4.78%
Theoretical Best
Specialty Retail
$2.01M
$1.76M – $2.34M
NOI $140,523 @ 7.0% cap · market cap 12.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,715
Businesses Nearby
Explore this area
Business Placement
Demographics for 33133, FL
34,141
Population
17,235
Households
2
Avg Household Size
43
Median Age
62%
College-Educated
95%
High-School Grad
4.2 sq mi
ZIP Area
8,129
Density / Sq Mi
$92,734
Median Household Income
$58,233
Median Earnings
$1,945
Median Rent
$906,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Documented rear expansion adds residential space to the original 1924 structure.
Where is this duplex located?
The property is located at Miami, FL.
What is the asking price?
The asking price for this property is $1,149,000.
What are key features of this property?
This property features: 2,974 square feet of residential space; 1924 original construction with a legally permitted 1984 rear expansion; Roof replaced 3 years ago; flat and shingle roof sections
