Duplex with Private
For Sale
$499,900
545 NW 81st St, Miami, FL 33150
MULTI_FAMILY - Miami, FL
Property Size1,692 SF
Price / SF$295.45
Days on Market20
Property Features for 545 NW 81st St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 2
Parking
4
Subdivision
ROSE BOWER AMD PL
Lot features
< 1/4 Acre
Standard status
Active
APN
30-31-12-022-0050
Size
1,692 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ROSE BOWER AMD PL PB 32-41 S71.92FT OFBLK 1 LESS THAT PT LYG IN R/W LOT SIZE 55.790 X 135 OR 20527-3247 0702 1 COC 24232-3028 02 2006 1
Tax Annual Amount
7347
Legal Description
ROSE BOWER AMD PL PB 32-41 S71.92FT OFBLK 1 LESS THAT PT LYG IN R/W LOT SIZE 55.790 X 135 OR 20527-3247 0702 1 COC 24232-3028 02 2006 1
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Wall Furnace
Cooling system
Window Unit(s), Wall/Window Unit(s)
Building Details
Year built
1953
Floors in Building
1
Building materials
Block
Roof type
Built-Up, Flat
Listing Agency:
Green Lands Realty
(305) 503-4121
Listed By:
Laura Sanchez · License #3200886
(305) 503-4121
Added: Jul 18
Changed: Aug 2
Last Checked: Aug 6 at 10:06PM
MLS# A12036179
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 duplex includes two 1-bedroom, 1-bath units, with each unit having its own private entrance. The homes are separately metered with their own electrical meter and each unit has a dedicated carport. The property is built with block construction and was completed in 1953.
The duplex is 1,692 SF total and features wall furnaces for heating. Cooling is provided through window unit(s). The roof is built-up and flat. Utilities include cable available, and the property uses a septic tank for sewer.
The unit layout includes Bedroom 1 and Bedroom 2, along with Bathroom 1 and Bathroom 2, supporting a straightforward duplex configuration for an owner-operator or investor seeking separate, independently metered spaces.
The duplex is 1,692 SF total and features wall furnaces for heating. Cooling is provided through window unit(s). The roof is built-up and flat. Utilities include cable available, and the property uses a septic tank for sewer.
The unit layout includes Bedroom 1 and Bedroom 2, along with Bathroom 1 and Bathroom 2, supporting a straightforward duplex configuration for an owner-operator or investor seeking separate, independently metered spaces.
Key Highlights
- Two 1‑bedroom, 1‑bath units, each with its own private entrance
- Separate electrical meters for each unit
- Dedicated carport for each unit
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
$33,934
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
6.79%
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%
$678,680
$678.7K
Cap Rate 7%
$484,771
$484.8K
Cap Rate 9%
$377,044
$377.0K
Market Conditions
NOI Build-Up for 1,692 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
$51.8K $30.60/SF
− Vacancy
−$3.3K −$1.95/SF
EGI
$48.5K $28.65/SF
− OpEx
−$14.5K −$8.60/SF
NOI
$33.9K $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%
$678,680
Cap Rate 7%
$484,771
Cap Rate 9%
$377,044
Alternative Uses
Best Use
Multifamily LT 5
$484.8K
$424.2K – $565.6K
NOI $33,934 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$446.5K
$390.7K – $521.0K
NOI $31,257 @ 7.0% cap · market cap 6.25%
Theoretical Best
Specialty Retail
$1.14M
$999.4K – $1.33M
NOI $79,948 @ 7.0% cap · market cap 15.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
910
Businesses Nearby
Explore this area
Business Placement
Demographics for 33150, FL
28,703
Population
12,403
Households
2.3
Avg Household Size
37
Median Age
14%
College-Educated
75%
High-School Grad
3.5 sq mi
ZIP Area
8,201
Density / Sq Mi
$40,802
Median Household Income
$32,359
Median Earnings
$1,179
Median Rent
$377,700
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 - Duplex offering two one-bedroom, one-bath units with private entrances, separate electrical meters, and a dedicated carport.
Where is this duplex located?
The property is located at 545 NW 81st St Miami, FL.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bath units, each with its own private entrance; Separate electrical meters for each unit; Dedicated carport for each unit
