Renovated Duplex with Carport
For Sale
$796,300
1074 NW 27th St, Miami, FL 33127
MULTI_FAMILY - Miami, FL
Property Size2,057 SF
Price / SF$387.12
Days on Market65
Property Features for 1074 NW 27th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Parking
3
Subdivision
BON AIRE
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-26-051-0381
Size
2,057 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
BON AIRE PB 7-12 LOT 3 BLK 3 LOT SIZE 50.00 X 100.00 OR 9245-1447
Tax Annual Amount
7162
Legal Description
BON AIRE PB 7-12 LOT 3 BLK 3 LOT SIZE 50.00 X 100.00 OR 9245-1447
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1981
Floors in Building
1
Flooring type
Tile - Ceramic, Tile
Building materials
Block
Listing Agency:
Fortune Christie's International Real Estate
(305) 400-6393
Listed By:
Marisol Lusardi · License #3091757
(786) 486-5284
Added: Jun 13
Changed: Jul 30
Last Checked: Aug 16 at 3:06AM
MLS# A12008313
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 renovated duplex offers two separate units with modern finishes and comfortable, functional layouts. Unit 1 features a 3-bedroom, 2-bath configuration and is currently leased. Unit 2 is a 2-bedroom, 1-bath home that is fully renovated and available for a new tenant or an owner-occupant. Both units include quartz counters, stainless appliances, tile flooring throughout, and central A/C. The primary suite includes a walk-in closet. Additional property improvements include a newer roof and two electrical meters, supporting independent utility management.
Located in Allapattah, the property is described as approximately 5 minutes to Wynwood, with a fenced backyard for added privacy. The duplex provides carport parking for four vehicles and a layout designed to support day-to-day tenant needs. The property is listed as Flood Zone X, indicating no flood insurance is required. The unit mix and lease structure include annual leases with 30-day vacate clauses.
For tenants, the combination of updated interiors, central A/C, and on-site parking can simplify move-in and ongoing living. For owner-occupants and investors, the arrangement supports a house-hack approach, where one unit can be occupied while the other unit is leased. Unit 2 is positioned for immediate occupancy under the stated market rent, and the offering is described as FHA-eligible for owner-occupants.
Located in Allapattah, the property is described as approximately 5 minutes to Wynwood, with a fenced backyard for added privacy. The duplex provides carport parking for four vehicles and a layout designed to support day-to-day tenant needs. The property is listed as Flood Zone X, indicating no flood insurance is required. The unit mix and lease structure include annual leases with 30-day vacate clauses.
For tenants, the combination of updated interiors, central A/C, and on-site parking can simplify move-in and ongoing living. For owner-occupants and investors, the arrangement supports a house-hack approach, where one unit can be occupied while the other unit is leased. Unit 2 is positioned for immediate occupancy under the stated market rent, and the offering is described as FHA-eligible for owner-occupants.
Key Highlights
- Renovated duplex (Block) built in 1981 with central HVAC, central A/C, and tile/ceramic tile flooring
- Unit 1: 3 bed, 2 bath, currently leased at $3,000/mo
- Unit 2: 2 bed, 1 bath, fully renovated; available at $2,500/mo market rent
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
$41,254
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
5.18%
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%
$825,080
$825.1K
Cap Rate 7%
$589,343
$589.3K
Cap Rate 9%
$458,378
$458.4K
Market Conditions
NOI Build-Up for 2,057 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
$62.9K $30.60/SF
− Vacancy
−$4.0K −$1.95/SF
EGI
$58.9K $28.65/SF
− OpEx
−$17.7K −$8.60/SF
NOI
$41.3K $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%
$825,080
Cap Rate 7%
$589,343
Cap Rate 9%
$458,378
Alternative Uses
Best Use
Multifamily LT 5
$589.3K
$515.7K – $687.6K
NOI $41,254 @ 7.0% cap · market cap 5.18%
Second Best
Apartment 5plus
$542.9K
$475.0K – $633.3K
NOI $38,000 @ 7.0% cap · market cap 4.77%
Theoretical Best
Specialty Retail
$1.39M
$1.21M – $1.62M
NOI $97,194 @ 7.0% cap · market cap 12.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
2,850
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
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 - Renovated duplex with two independently metered units, central A/C, and fenced outdoor space with four carport parking spots.
Where is this duplex located?
The property is located at 1074 NW 27th St Miami, FL.
What is the asking price?
The asking price for this property is $796,300.
What are key features of this property?
This property features: Renovated duplex (Block) built in 1981 with central HVAC, central A/C, and tile/ceramic tile flooring; Unit 1: 3 bed, 2 bath, currently leased at $3,000/mo; Unit 2: 2 bed, 1 bath, fully renovated; available at $2,500/mo market rent
