Two-Unit
For Sale
$620,000
2411 NW 65th St, Miami, FL 33147
Residential Income, Miami, FL
Property Size1,856 SF
Price / SF$334.05
Days on Market33
Property Features for 2411 NW 65th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
6051
Bedrooms
4
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 1
Parking
4
Subdivision
PL OF GARDNER PARK
Lot features
< 1/4 Acre
Standard status
Active
APN
30-31-15-008-0280
Size
1,856 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
PL OF GARDNER PARK PB 41-17 LOT 9 BLK 4 LOT SIZE 50.000 X 140 COC 26503-1167 09 2007 3
Tax Annual Amount
7131
Legal Description
PL OF GARDNER PARK PB 41-17 LOT 9 BLK 4 LOT SIZE 50.000 X 140 COC 26503-1167 09 2007 3
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1973
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
United Realty Group Inc
(954) 450-2000
Listed By:
Roylan Valdivia · License #3224891
(786) 752-1069
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 29 at 10:06PM
MLS# A12023461
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 two 2BD/1BA residences within 1856 square feet. Each unit has its own electric meter, while the property features block construction, tile flooring, central heating, central air conditioning, a shingle roof, public water, and public sewer. The building was constructed in 1973, and long-term tenants are already in place.
The property is located in Miami near Northside Shopping Center, local restaurants, shopping, dining, and everyday services. Major highways are accessible from the property, and cable service is available. Its two-unit configuration provides separate residential spaces within a single income-producing asset.
The property is located in Miami near Northside Shopping Center, local restaurants, shopping, dining, and everyday services. Major highways are accessible from the property, and cable service is available. Its two-unit configuration provides separate residential spaces within a single income-producing asset.
Key Highlights
- Two 2BD/1BA units within 1856 square feet
- Separate electric meter for each unit
- Long‑term tenants already in place
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
$37,223
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
6.00%
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%
$744,460
$744.5K
Cap Rate 7%
$531,757
$531.8K
Cap Rate 9%
$413,589
$413.6K
Market Conditions
NOI Build-Up for 1,856 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
$56.8K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$53.2K $28.65/SF
− OpEx
−$16.0K −$8.60/SF
NOI
$37.2K $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%
$744,460
Cap Rate 7%
$531,757
Cap Rate 9%
$413,589
Alternative Uses
Best Use
Multifamily LT 5
$531.8K
$465.3K – $620.4K
NOI $37,223 @ 7.0% cap · market cap 6.00%
Second Best
Apartment 5plus
$489.8K
$428.6K – $571.5K
NOI $34,287 @ 7.0% cap · market cap 5.53%
Theoretical Best
Specialty Retail
$1.25M
$1.10M – $1.46M
NOI $87,697 @ 7.0% cap · market cap 14.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
Explore this area
Business Placement
Demographics for 33147, FL
48,823
Population
16,220
Households
3
Avg Household Size
39
Median Age
15%
College-Educated
77%
High-School Grad
7.2 sq mi
ZIP Area
6,781
Density / Sq Mi
$47,728
Median Household Income
$33,385
Median Earnings
$1,359
Median Rent
$301,300
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 - Block-built property with separate electric meters, central systems, and long-term tenants in place.
Where is this duplex located?
The property is located at 2411 NW 65th St Miami, FL.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Two 2BD/1BA units within 1856 square feet; Separate electric meter for each unit; Long‑term tenants already in place
