12-Unit Boutique Multifamily
2072 NE 169th St North Miami Beach, FL 33162
For Sale
$1,045,000
MULTI_FAMILY - North Miami Beach, FL
Property Size3,310 SF
Price / SF$315.71
Days on Market36
Property Features for 2072 NE 169th St
General Information
Property type
Residential Multi Family
Property subtype
Other
Standard status
Active
APN
07-22-09-012-0050
Taxes and HOA fees
Tax Description
2072 NE 169 ST CORP CONDO APT 5 FIRST FLOOR UNDIV 7.576 % INT IN COMMON ELEMENTS CLERKS FILE 63R-130531 OR 14377-6855 1289 1 COC 24710-1863
Tax Annual Amount
2289
Building Details
Year built
1963
Listing Agency:
The Keyes Company
(305) 931-8920
Listed By:
David Heinrich · License #3187652
(305) 926-3106
Added: Jun 22
Changed: Jun 30
Last Checked: Jul 27 at 9:06AM
MLS# A11648497
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 is a well-maintained boutique multifamily building with only 12 total units, offering a portfolio sale of four combined 2-bedroom, 2-bath condo units. The available units include Apt. #5 (750 SF), Apt. #9 (1,025 SF), Apt. #11 (750 SF), and Apt. #12 (785 SF). The seller indicates the apartments have spacious layouts and abundant natural light. Each unit has separate electric meters, with electricity paid by the tenant.
The property is located at 2072 NE 169th St, North Miami Beach, FL 33162, and the seller notes convenient access to the beach area, Aventura Mall, major highways, shopping, and dining.
This offering is being sold as a package only, not individually, which can be appealing for buyers seeking to consolidate operations across multiple rental homes. The HOA is $400 per month per unit and includes water and garbage, while electricity is tenant-paid due to the separate metering. The seller also states there are no rental restrictions, supporting use as income-producing residential units. Overall, it is a practical fit for investors or operators looking to acquire four 2BR/2BA units within a small, 12-unit property and manage them under a single purchase decision.
The property is located at 2072 NE 169th St, North Miami Beach, FL 33162, and the seller notes convenient access to the beach area, Aventura Mall, major highways, shopping, and dining.
This offering is being sold as a package only, not individually, which can be appealing for buyers seeking to consolidate operations across multiple rental homes. The HOA is $400 per month per unit and includes water and garbage, while electricity is tenant-paid due to the separate metering. The seller also states there are no rental restrictions, supporting use as income-producing residential units. Overall, it is a practical fit for investors or operators looking to acquire four 2BR/2BA units within a small, 12-unit property and manage them under a single purchase decision.
Key Highlights
- 1963‑built 12‑unit boutique building with 4 condo units offered together as a portfolio package
- All four units are 2BR/2BA and have separate electric meters with tenant‑paid electricity
- Unit mix included: Apt #5 (750 SF), Apt #9 (1,025 SF), Apt #11 (750 SF), Apt #12 (785 SF)
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $96.9k | $29.28 |
| − Vacancy | −$4.4k | −$1.32 |
| EGI | $92.6k | $27.96 |
| − OpEx | −$41.6k | −$12.58 |
| NOI | $50.9k | $15.38 |
3,310 SF · lease $29.28/SF/yr · vacancy 4.50% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$727.2K
$636.3K – $848.4K
NOI $50,906 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,551 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Multifamily property - Four 2BR/2BA condo units with separate electric meters in a well-maintained 12-unit building.
Where is this multifamily property located?
The property is located at 2072 NE 169th St North Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,045,000.
What are key features of this property?
This property features: 1963‑built 12‑unit boutique building with 4 condo units offered together as a portfolio package; All four units are 2BR/2BA and have separate electric meters with tenant‑paid electricity; Unit mix included: Apt #5 (750 SF), Apt #9 (1,025 SF), Apt #11 (750 SF), Apt #12 (785 SF)
