Remodeled Duplex with
New
For Sale
$725,000
30 NW 56th Ct, Miami, FL 33126
Residential Income, Miami, FL
Property Size1,450 SF
Price / SF$500
Days on Market2
Property Features for 30 NW 56th Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 2, Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 2
Parking
2
Subdivision
WESTGATE
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-06-015-0240
Size
1,450 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
WESTGATE PB 13-3 LOT 29 BLK 1 LOT SIZE 57.000 X 110 OR 15978-1176 0793 2
Tax Annual Amount
10256
Legal Description
WESTGATE PB 13-3 LOT 29 BLK 1 LOT SIZE 57.000 X 110 OR 15978-1176 0793 2
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1958
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
BHHS EWM Realty
(305) 960-2400
Listed By:
Rafael Rodriguez Jr. · License #0600738
(305) 986-9114
Added: Aug 21
Last Checked: Aug 22 at 6:06PM
MLS# A12075663
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 1,450-square-foot duplex contains two matching residences, each configured with two bedrooms and two bathrooms. Improvements include updated kitchens with appliances, renovated bathrooms, impact glass windows, and a private backyard for each unit. The building was constructed in 1958 with block construction, ceramic tile flooring, central heating, central air, a shingle roof, and public sewer service.
Both residences are occupied under month-to-month arrangements. The property is in Miami near Miami International Airport, Coral Gables, the 836 and Palmetto expressways, shops, and restaurants.
Both residences are occupied under month-to-month arrangements. The property is in Miami near Miami International Airport, Coral Gables, the 836 and Palmetto expressways, shops, and restaurants.
Key Highlights
- Two‑unit duplex with 1,450 square feet total
- Each residence includes 2 bedrooms and 2 bathrooms
- Updated kitchens, appliances, and bathrooms
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
$29,081
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
4.01%
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%
$581,620
$581.6K
Cap Rate 7%
$415,443
$415.4K
Cap Rate 9%
$323,122
$323.1K
Market Conditions
NOI Build-Up for 1,450 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
$44.4K $30.60/SF
− Vacancy
−$2.8K −$1.95/SF
EGI
$41.5K $28.65/SF
− OpEx
−$12.5K −$8.60/SF
NOI
$29.1K $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%
$581,620
Cap Rate 7%
$415,443
Cap Rate 9%
$323,122
Alternative Uses
Best Use
Multifamily LT 5
$415.4K
$363.5K – $484.7K
NOI $29,081 @ 7.0% cap · market cap 4.01%
Second Best
Apartment 5plus
$382.7K
$334.8K – $446.4K
NOI $26,786 @ 7.0% cap · market cap 3.69%
Theoretical Best
Specialty Retail
$978.8K
$856.4K – $1.14M
NOI $68,513 @ 7.0% cap · market cap 9.45%
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
1,733
Businesses Nearby
Explore this area
Business Placement
Demographics for 33126, FL
48,751
Population
19,725
Households
2.5
Avg Household Size
44
Median Age
28%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
9,028
Density / Sq Mi
$55,722
Median Household Income
$32,607
Median Earnings
$1,651
Median Rent
$299,800
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 - Two updated residences offer impact glass, refreshed kitchens and baths, and separate outdoor areas in Miami.
Where is this duplex located?
The property is located at 30 NW 56th Ct Miami, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,450 square feet total; Each residence includes 2 bedrooms and 2 bathrooms; Updated kitchens, appliances, and bathrooms
