Frame
For Sale
$600,000
474 NW 26th Ave, Miami, FL 33125
Residential Income, Miami, FL
Property Size1,404 SF
Price / SF$427.35
Days on Market169
Property Features for 474 NW 26th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Parking
3
Subdivision
HIGH POINT
Lot features
< 1/4 Acre
Standard status
Active
APN
01-41-03-032-0110
Size
1,404 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
HIGH POINT PB 4-151 LOT 17 LOT SIZE 50.000 X 140 OR 19542-3848 02 2001 4
Tax Annual Amount
7803
Legal Description
HIGH POINT PB 4-151 LOT 17 LOT SIZE 50.000 X 140 OR 19542-3848 02 2001 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1948
Floors in Building
1
Building materials
Frame, Stucco
Listing Agency:
Beachfront Realty Inc
(305) 405-0615
Listed By:
Jeffrey Stone · License #0605746
(786) 286-0986
Added: Apr 16
Changed: Sep 12
Last Checked: Oct 1 at 6:06PM
MLS# A11999633
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 1,404-square-foot duplex was built in 1948 with frame and stucco construction. The property includes four bedrooms and two bathrooms, along with wall/window and window-unit cooling. Public water and public sewer serve the property, and cable is available.
The duplex is located at 474 NW 26th Ave in Miami, within Miami-Dade County. Both units are occupied by tenants who have remained for many years. Property access is currently limited to a drive-by review; an interior showing may be arranged for a prospective buyer after contract execution, and tenants should not be disturbed.
The duplex is located at 474 NW 26th Ave in Miami, within Miami-Dade County. Both units are occupied by tenants who have remained for many years. Property access is currently limited to a drive-by review; an interior showing may be arranged for a prospective buyer after contract execution, and tenants should not be disturbed.
Key Highlights
- 1,404‑square‑foot duplex in Miami
- Built in 1948 with frame and stucco construction
- Four bedrooms and two 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
$28,158
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
4.69%
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%
$563,160
$563.2K
Cap Rate 7%
$402,257
$402.3K
Cap Rate 9%
$312,867
$312.9K
Market Conditions
NOI Build-Up for 1,404 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
$43.0K $30.60/SF
− Vacancy
−$2.7K −$1.95/SF
EGI
$40.2K $28.65/SF
− OpEx
−$12.1K −$8.60/SF
NOI
$28.2K $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%
$563,160
Cap Rate 7%
$402,257
Cap Rate 9%
$312,867
Alternative Uses
Best Use
Multifamily LT 5
$402.3K
$352.0K – $469.3K
NOI $28,158 @ 7.0% cap · market cap 4.69%
Second Best
Apartment 5plus
$370.5K
$324.2K – $432.3K
NOI $25,937 @ 7.0% cap · market cap 4.32%
Theoretical Best
Specialty Retail
$947.7K
$829.3K – $1.11M
NOI $66,340 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,804
Businesses Nearby
Explore this area
Business Placement
Demographics for 33125, FL
53,507
Population
22,496
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
69%
High-School Grad
3.9 sq mi
ZIP Area
13,720
Density / Sq Mi
$40,940
Median Household Income
$30,648
Median Earnings
$1,427
Median Rent
$377,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied duplex with public water and sewer services in Miami.
Where is this duplex located?
The property is located at 474 NW 26th Ave Miami, FL.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 1,404‑square‑foot duplex in Miami; Built in 1948 with frame and stucco construction; Four bedrooms and two bathrooms
