Duplex With Fenced
For Sale
$799,900
Pending
Miami, FL 33165, Miami, FL 33165
Residential Income, Miami, FL
Property Size2,094 SF
Days on Market45
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 5, Bathroom 3, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2
Parking
6
Window features
Blinds
Patio and Porch features
Patio
Exterior features
Fence, Patio
Fencing
Fenced
Subdivision
OLYMPIC HEIGHTS
Lot features
< 1/4 Acre
Standard status
Pending
APN
30-40-16-002-1642
Size
2,094 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
OLYMPIC HEIGHTS PB 10-2 LOT 19 BLK 9 LOT SIZE 50.000 X 138 OR 15750-4060 1292 4 COC 25263-0720 11 2006 5
Tax Annual Amount
8579
Legal Description
OLYMPIC HEIGHTS PB 10-2 LOT 19 BLK 9 LOT SIZE 50.000 X 138 OR 15750-4060 1292 4 COC 25263-0720 11 2006 5
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Riviera Realty Associates Inc
(305) 725-1199
Listed By:
Elsa Delgado · License #0654611
(305) 298-3805
Added: Jul 20
Changed: Sep 1
Last Checked: Sep 2 at 7:06AM
MLS# A12055277
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 2,094-square-foot duplex, built in 1974, contains two residential units with distinct layouts. The first unit offers 3 bedrooms and 2 bathrooms, along with a large kitchen, laundry room, tiled flooring, and a primary bedroom with direct access to the fenced patio. The second unit includes 2 bedrooms, 1 bathroom, a laundry room with washer and dryer, and tile flooring. Driveway parking accommodates 4 cars for the first unit and 2 cars for the second.
The property is constructed of block and features central heating, central air conditioning, a shingle roof, public water, and a septic tank. Its Miami setting provides access to major highways and shopping centers.
The property is constructed of block and features central heating, central air conditioning, a shingle roof, public water, and a septic tank. Its Miami setting provides access to major highways and shopping centers.
Key Highlights
- 2,094‑square‑foot duplex built in 1974
- Unit 1 includes 3 bedrooms and 2 bathrooms
- Unit 2 includes 2 bedrooms and 1 bathroom
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
$41,996
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
5.25%
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%
$839,920
$839.9K
Cap Rate 7%
$599,943
$599.9K
Cap Rate 9%
$466,622
$466.6K
Market Conditions
NOI Build-Up for 2,094 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
$64.1K $30.60/SF
− Vacancy
−$4.1K −$1.95/SF
EGI
$60.0K $28.65/SF
− OpEx
−$18.0K −$8.60/SF
NOI
$42.0K $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%
$839,920
Cap Rate 7%
$599,943
Cap Rate 9%
$466,622
Alternative Uses
Best Use
Multifamily LT 5
$599.9K
$525.0K – $699.9K
NOI $41,996 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$552.6K
$483.5K – $644.7K
NOI $38,683 @ 7.0% cap · market cap 4.84%
Theoretical Best
Specialty Retail
$1.41M
$1.24M – $1.65M
NOI $98,942 @ 7.0% cap · market cap 12.37%
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
1,336
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 residential units offer separate living arrangements with tiled floors, central air, and private parking areas.
Where is this duplex located?
The property is located at Miami, FL.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 2,094‑square‑foot duplex built in 1974; Unit 1 includes 3 bedrooms and 2 bathrooms; Unit 2 includes 2 bedrooms and 1 bathroom
