What Is a Cap Rate in Real Estate?

A Simple Guide With Miami Market Insights

If you’re evaluating rental property or investment real estate, one metric appears everywhere: the cap rate. Short for capitalization rate, it helps investors estimate returns, compare properties, and understand risk.

Whether you’re analyzing a Brickell condo, a South Beach rental, or a multifamily building, understanding cap rates can help you make smarter investment decisions.

At Allioo, cap rates are not just theoretical. Landlords receive real-time cap rate insights inside their dashboard when reviewing offers to lease, and we provide a public calculator so investors can quickly evaluate potential returns.

Key Takeaway

Cap rate measures the annual return generated by a rental property and helps investors compare opportunities and estimate value. In Miami, income properties often trade around 5%–6% cap rates, with condos typically yielding less due to higher fees and pricing, while multifamily properties may produce stronger returns, and rising association costs and insurance expenses continue to influence overall profitability.

What Is a Cap Rate?

The capitalization rate (cap rate) measures the annual return an income-producing property generates relative to its value.

Formula:

Cap Rate = Net Operating Income (NOI) ÷ Property Value

The result is expressed as a percentage.

Example

• Annual income after expenses: $30,000

• Property value: $500,000

Cap Rate = 30,000 ÷ 500,000 = 6%

This means the property produces a 6% annual return before financing costs.

Cap rate helps investors compare different properties using a consistent benchmark.

How to Calculate Cap Rate (Step-by-Step)

1. Determine Gross Annual Income

Include:

• Rent payments

• Parking or storage fees

• Pet fees

• Laundry or amenity income

2. Subtract Operating Expenses

Include:

• Property taxes

• Insurance

• Repairs & maintenance

• Property management

• Utilities (if landlord paid)

• HOA fees (for condos)

• Vacancy allowance

Do NOT include:

• Mortgage payments

• Loan interest

• Major renovations

Net Operating Income (NOI) = Income − Expenses

3. Divide NOI by Property Value

Cap Rate = NOI ÷ Property Value

Why Cap Rates Matter

Cap rates help investors:

• Compare properties quickly

• Estimate property value

• Evaluate risk levels

• Assess income performance

Lower cap rate → lower risk & higher demand

Higher cap rate → higher return potential & increased risk

What Is a Good Cap Rate?

There is no universal “good” cap rate.

Typical ranges:

4%–5% → prime markets & lower risk

5%–7% → balanced return

7%–9%+ → higher risk / higher yield

Lower cap rates typically indicate strong demand and premium locations.

Cap Rates by Property Type

Condos

Typically lower cap rates.

Why:

• HOA fees reduce NOI

• Higher purchase prices

• Rental restrictions in some buildings

• Insurance and maintenance costs

Typical range: 3%–6%

Recent condo safety legislation and reserve funding requirements in South Florida have increased association fees in many buildings, which can further reduce net income and compress cap rates.

Single-Family Homes

Moderate cap rates.

Why:

• Strong resale demand

• Appreciation potential

• Vacancy risk between tenants

Typical range: 4%–7%

Multi-Unit & Multifamily Properties

Higher cap rates.

Why:

• Multiple income streams

• Lower vacancy risk

• Operational efficiencies

Typical range: 5%–8%+

Cap Rates in Miami Residential Real Estate

Miami’s real estate market is shaped by global demand, luxury development, and strong population growth.

Typical Miami Cap Rate Ranges

Multifamily properties: ~5%–6%

Single-family rentals: ~5%–7%

Condos: ~3%–5%

These ranges vary based on building amenities, HOA costs, insurance, and neighborhood demand.

Miami Neighborhood Cap Rate Insights

Cap rates vary significantly by neighborhood due to price levels, rental demand, and operating costs.

Brickell

Typical condo cap rates: ~3%–4.5%

Brickell is Miami’s financial district with luxury towers and strong rental demand. High purchase prices and elevated HOA fees compress yields, but long-term appreciation and tenant demand remain strong.

Downtown Miami

Typical cap rates: ~4%–5.5%

Downtown offers a mix of luxury high-rises and older buildings. Investors can sometimes achieve better yields in older towers with lower purchase prices and association fees.

South Beach

Typical cap rates: ~3.5%–5%

Short-term rental restrictions in many buildings and rising insurance and maintenance costs impact returns. Boutique buildings with lower fees may offer stronger yields.

Why Condo Fees Are Rising in Miami

Following new structural safety regulations and reserve funding requirements enacted after recent building safety reforms, many condo associations must:

• Increase reserve contributions

• Complete structural inspections

• Fund major repairs

• Upgrade safety systems

These changes have increased monthly association fees in older buildings, directly impacting investor returns and lowering cap rates in some properties.

Why Miami Cap Rates Tend to Be Lower

• Global demand pushes prices higher

• Luxury condo market compresses yields

• Rising insurance costs increase expenses

• Strong migration supports rental demand

• Cash buyers prioritize appreciation

Miami vs Other Major U.S. Cities

Cap rates vary widely based on market demand and property pricing.

New York City

≈ 3.5%–5%

San Francisco

≈ 3.5%–5%

Los Angeles

≈ 4%–5%

Washington DC

≈ 4%–5%

Secondary markets

≈ 6%–9%+

Lower cap rate markets are typically more stable and competitive.

Comparing Miami Property Types

Brickell Condo

Rent: $3,300/month

HOA: $18,500

NOI: $21,100

Value: $675,000

Cap Rate: 3.1%

Single-Family Rental

NOI: $33,000

Value: $525,000

Cap Rate: 6.3%

Triplex

NOI: $62,000

Value: $890,000

Cap Rate: 7.0%

How Allioo Helps Investors Evaluate Returns

At Allioo:

• Landlords receive cap rate insights directly in their dashboard when reviewing lease offers

• Cap rate calculations help evaluate income performance and pricing decisions

• Our public calculator allows investors to quickly estimate potential returns

This allows owners to make data-informed decisions instead of relying on guesswork.

Limitations of Cap Rates

Cap rate does not account for:

• Financing structure

• Tax advantages

• Future rent growth

• Appreciation potential

• Capital improvements

Smart investors evaluate cap rate alongside cash flow, ROI, and long-term market trends.