Renovated Duplex with Flex
For Sale
$790,000
Pending
4326 NW 4th St, Miami, FL 33126
MULTI_FAMILY - Miami, FL
Property Size1,959 SF
Days on Market31
Property Features for 4326 NW 4th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
6
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 1, Bedroom 6, Bathroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bedroom 5, Bathroom 3
Parking
9
Subdivision
WATSON SUB
Lot features
1/4 to 1/2 Acre Lot
Directions
GPS
Standard status
Pending
APN
01-41-05-004-0120
Size
1,959 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
WATSON SUB PB 49-40 LOT 2 BLK 2 LOT SIZE 60.000 X 133
Tax Annual Amount
12152
Legal Description
WATSON SUB PB 49-40 LOT 2 BLK 2 LOT SIZE 60.000 X 133
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1949
Floors in Building
1
Flooring type
Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
Keller Williams Realty SW
(954) 237-0400
Listed By:
Jocelyn Falero · License #3387863
(954) 243-5212
Added: Jul 18
Changed: Aug 11
Last Checked: Aug 17 at 8:06AM
MLS# A11993086
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 renovated duplex with flex space presents a turnkey income-producing setup. The property was fully renovated in 2023 with quartz countertops, stainless steel appliances, updated bathrooms, LVP flooring, recessed lighting, and modern fixtures throughout. Infrastructure updates include cast iron pipe lining, cloth wire removal, and new water heaters in every unit. The back unit includes impact doors and an insulated terrace ceiling, and each unit has its own laundry hookups and separate living areas.
The roof was installed in 2010, and the property is in Flood Zone X. The home is block construction and connected to public sewer, with public water service and cable available. Heating and cooling are provided by central systems.
Outside, the location is on a quiet cul-de-sac, with dedicated parking for 3+ spaces. The property is one block from Kinloch Park Elementary and Middle School, four blocks to Presidente, three blocks to Flagler and Le Jeune, and about two miles to MIA Airport and Coral Gables.
The roof was installed in 2010, and the property is in Flood Zone X. The home is block construction and connected to public sewer, with public water service and cable available. Heating and cooling are provided by central systems.
Outside, the location is on a quiet cul-de-sac, with dedicated parking for 3+ spaces. The property is one block from Kinloch Park Elementary and Middle School, four blocks to Presidente, three blocks to Flagler and Le Jeune, and about two miles to MIA Airport and Coral Gables.
Key Highlights
- Fully renovated in 2023 with quartz countertops, stainless steel appliances, updated bathrooms, LVP flooring, and recessed lighting
- Cast iron pipe lining, cloth wire removal, and new water heaters in every unit
- Back unit features impact doors and an insulated terrace ceiling
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
$39,289
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
4.97%
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%
$785,780
$785.8K
Cap Rate 7%
$561,271
$561.3K
Cap Rate 9%
$436,544
$436.5K
Market Conditions
NOI Build-Up for 1,959 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
$59.9K $30.60/SF
− Vacancy
−$3.8K −$1.95/SF
EGI
$56.1K $28.65/SF
− OpEx
−$16.8K −$8.60/SF
NOI
$39.3K $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%
$785,780
Cap Rate 7%
$561,271
Cap Rate 9%
$436,544
Alternative Uses
Best Use
Multifamily LT 5
$561.3K
$491.1K – $654.8K
NOI $39,289 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$517.0K
$452.4K – $603.2K
NOI $36,189 @ 7.0% cap · market cap 4.58%
Theoretical Best
Specialty Retail
$1.32M
$1.16M – $1.54M
NOI $92,564 @ 7.0% cap · market cap 11.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,511
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 - Fully renovated in 2023, with central HVAC, public sewer, and leased units on a quiet cul-de-sac.
Where is this duplex located?
The property is located at 4326 NW 4th St Miami, FL.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: Fully renovated in 2023 with quartz countertops, stainless steel appliances, updated bathrooms, LVP flooring, and recessed lighting; Cast iron pipe lining, cloth wire removal, and new water heaters in every unit; Back unit features impact doors and an insulated terrace ceiling
