Two-Story Duplex Under
For Sale
$1,250,000
394 NE 174th St, North Miami Beach, FL 33162
MULTI_FAMILY - North Miami Beach, FL
Property Size2,300 SF
Price / SF$543.48
Days on Market22
Property Features for 394 NE 174th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 2, Bedroom 4, Bedroom 3, Bathroom 2, Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 1
Subdivision
SEABOARD PARK
Lot features
< 1/4 Acre
Standard status
Active
APN
07-22-07-007-1040
Size
2,300 SF
Taxes and HOA fees
Tax Year
2026
Tax Description
SEABOARD PARK PB 14-31 LOTS 12 & 13 BLK 20 LOT SIZE 50.000 X 101 OR 21833-2601 1103 2
Tax Annual Amount
4481
Legal Description
SEABOARD PARK PB 14-31 LOTS 12 & 13 BLK 20 LOT SIZE 50.000 X 101 OR 21833-2601 1103 2
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2026
Floors in Building
2
Flooring type
Tile - Ceramic
Building materials
Block
Listing Agency:
Capital Brokers, LLC. · Century 21 Real Estate
(305) 933-1242
Listed By:
Daniel Munoz · License #3156091
(305) 409-6334
Added: Jul 31
Changed: Aug 4
Last Checked: Aug 21 at 8:06AM
MLS# A12062730
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 two-story duplex at 394 NE 174th St in North Miami Beach is currently under construction, with an expected year built of 2026. The property’s total size is 2,300 square feet, built with block construction and finished with ceramic tile flooring. Each unit is 1,116 square feet and is laid out with two bedrooms and 1.5 bathrooms, with rooms configured to include multiple bedrooms and bathrooms per unit. The duplex is equipped with central heating and central air conditioning.
Service utilities include public sewer. The property is positioned in North Miami Beach with convenient access to major highways and close proximity to shopping, dining, parks, and nearby beaches.
Designed as a duplex configuration, the property supports two separate residential units within one building structure, with consistent unit sizing and bedroom/bathroom layouts.
Service utilities include public sewer. The property is positioned in North Miami Beach with convenient access to major highways and close proximity to shopping, dining, parks, and nearby beaches.
Designed as a duplex configuration, the property supports two separate residential units within one building structure, with consistent unit sizing and bedroom/bathroom layouts.
Key Highlights
- 2,300 square feet total duplex size
- Two‑story duplex under construction with expected year built 2026
- Each unit 1,116 square feet with 2 bedrooms and 1.5 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
$38,341
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
3.07%
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%
$766,820
$766.8K
Cap Rate 7%
$547,729
$547.7K
Cap Rate 9%
$426,011
$426.0K
Market Conditions
NOI Build-Up for 2,300 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
$58.0K $25.20/SF
− Vacancy
−$3.2K −$1.39/SF
EGI
$54.8K $23.81/SF
− OpEx
−$16.4K −$7.14/SF
NOI
$38.3K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$766,820
Cap Rate 7%
$547,729
Cap Rate 9%
$426,011
Alternative Uses
Best Use
Multifamily LT 5
$547.7K
$479.3K – $639.0K
NOI $38,341 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$505.3K
$442.2K – $589.5K
NOI $35,372 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,682 @ 7.0% cap · market cap 6.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,220
Businesses Nearby
Explore this area
Business Placement
Demographics for 33162, FL
45,277
Population
16,719
Households
2.7
Avg Household Size
39
Median Age
21%
College-Educated
81%
High-School Grad
5.3 sq mi
ZIP Area
8,543
Density / Sq Mi
$55,993
Median Household Income
$31,848
Median Earnings
$1,535
Median Rent
$345,000
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-story duplex currently under construction with central HVAC, block construction, and public sewer service.
Where is this duplex located?
The property is located at 394 NE 174th St North Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 2,300 square feet total duplex size; Two‑story duplex under construction with expected year built 2026; Each unit 1,116 square feet with 2 bedrooms and 1.5 bathrooms
