Renovated Duplex with
New
For Sale
$849,999
275 W 13 St, Hialeah, FL 33010
Residential Income, Hialeah, FL
Property Size2,339 SF
Lot Size0.20 Acres
Price / SF$363.40
Days on Market3
Property Features for 275 W 13 St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
0100
Bedrooms
3
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bathroom 4, Bedroom 3, Bedroom 2, Bathroom 3
Parking
4
Subdivision
HIALEAH 2ND STUDIO ADDN
Lot features
1/4 to 1/2 Acre Lot
Standard status
Active
APN
00-00-00-058-7321
Size
2,339 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
18 53 41 HIALEAH 2ND STUDIO ADD PB 9-20 LOT 28 & W1/2 OF LOT 27 BLK 4-S & 6FT ALLEY LYG N & W & ADJ CLOSED PER R-94-104 LOT SIZE 66.000 X 13
Tax Annual Amount
6771
Legal Description
18 53 41 HIALEAH 2ND STUDIO ADD PB 9-20 LOT 28 & W1/2 OF LOT 27 BLK 4-S & 6FT ALLEY LYG N & W & ADJ CLOSED PER R-94-104 LOT SIZE 66.000 X 13
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Amenities
pool
gated
Building Details
Year built
1960
Floors in Building
1
Flooring type
Terrazzo, Tile
Building materials
Block
Roof type
Flat, Tile
Listing Agency:
The Keyes Company
(954) 389-3459
Listed By:
Miguel Figueiras · License #3302716
(954) 804-2821
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 23 at 6:06PM
MLS# A12075418
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 2,339-square-foot duplex, built in 1960, contains a two-bedroom main residence and a separate one-bedroom rear residence. The primary unit includes a remodeled kitchen with quartz countertops, shaker cabinetry, porcelain flooring, and updated bathrooms. The rear residence has its own kitchen and one bathroom, supporting separate household use or rental income. Tile and terrazzo flooring, central heating, central air, ceiling fans, impact windows and doors, and block construction are among the property’s improvements.
The gated property at 275 W 13 St in Hialeah occupies an 8,910-square-foot lot with a circular driveway, ample parking, privacy fencing, and a new hurricane-impact garage door and opener. A fully resurfaced pool, updated equipment, refreshed outdoor areas, public sewer, and available cable service complete the property.
The gated property at 275 W 13 St in Hialeah occupies an 8,910-square-foot lot with a circular driveway, ample parking, privacy fencing, and a new hurricane-impact garage door and opener. A fully resurfaced pool, updated equipment, refreshed outdoor areas, public sewer, and available cable service complete the property.
Key Highlights
- Two separate residences: a 2‑bedroom main home and a 1‑bedroom rear residence
- 2,339 SF duplex on an 8,910 SF lot
- Main residence includes remodeled kitchen with quartz countertops and shaker cabinetry
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
$33,622
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
3.96%
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%
$672,440
$672.4K
Cap Rate 7%
$480,314
$480.3K
Cap Rate 9%
$373,578
$373.6K
Market Conditions
NOI Build-Up for 2,339 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
$51.9K $22.20/SF
− Vacancy
−$3.9K −$1.67/SF
EGI
$48.0K $20.54/SF
− OpEx
−$14.4K −$6.16/SF
NOI
$33.6K $14.37/SF
Area
Hialeah, FL
Vacancy
7.50%
Lease Rate
$22.20 /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%
$672,440
Cap Rate 7%
$480,314
Cap Rate 9%
$373,578
Alternative Uses
Best Use
Multifamily LT 5
$480.3K
$420.3K – $560.4K
NOI $33,622 @ 7.0% cap · market cap 3.96%
Second Best
Apartment 5plus
$447.5K
$391.5K – $522.0K
NOI $31,322 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$920.6K
$805.6K – $1.07M
NOI $64,444 @ 7.0% cap · market cap 7.58%
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
1,523
Businesses Nearby
Explore this area
Business Placement
Demographics for 33010, FL
43,902
Population
16,456
Households
2.7
Avg Household Size
48
Median Age
20%
College-Educated
71%
High-School Grad
4.3 sq mi
ZIP Area
10,210
Density / Sq Mi
$45,449
Median Household Income
$30,466
Median Earnings
$1,318
Median Rent
$346,500
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 distinct residences combine updated interiors, gated privacy, outdoor amenities, and flexible occupancy options.
Where is this duplex located?
The property is located at 275 W 13 St Hialeah, FL.
What is the asking price?
The asking price for this property is $849,999.
What are key features of this property?
This property features: Two separate residences: a 2‑bedroom main home and a 1‑bedroom rear residence; 2,339 SF duplex on an 8,910 SF lot; Main residence includes remodeled kitchen with quartz countertops and shaker cabinetry
