Duplex With Private
For Sale
$2,000,000
55-53 NE 60th ST, Miami, FL 33137
Residential Income, Miami, FL
Property Size2,884 SF
Price / SF$693.48
Days on Market44
Property Features for 55-53 NE 60th ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 3, Bedroom 2, Bedroom 4, Bathroom 5, Bedroom 3, Bathroom 6, Bedroom 5, Bathroom 2, Bathroom 1, Bathroom 4, Bedroom 6, Bedroom 1
Parking
4
Security features
Security
Window features
Blinds
Exterior features
Security/High Impact Doors
Subdivision
ROCKMOOR VILLA TRACK
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-13-051-0180
Size
2,884 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ROCKMOOR VILLA TR PB 4-182 LOT 6 BLK 3 & S17.5FT LOT 5 BLK 1 ROCKMOOR PL PB 4-180 LESS S10FT & W10FT & EXT AREA OF CURVE IN SW COR LOT SIZE
Tax Annual Amount
5491
Legal Description
ROCKMOOR VILLA TR PB 4-182 LOT 6 BLK 3 & S17.5FT LOT 5 BLK 1 ROCKMOOR PL PB 4-180 LESS S10FT & W10FT & EXT AREA OF CURVE IN SW COR LOT SIZE
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2027
Floors in Building
2
Flooring type
Tile
Roof type
Flat
Listing Agency:
The Keyes Company
(305) 531-5803
Listed By:
Manuel Vidal PA · License #3278608
(786) 942-4866
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 30 at 5:06AM
MLS# A11941886
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 2,884-square-foot duplex is under construction with an anticipated 2027 completion. The plan includes two residences, each arranged with three bedrooms and an open-concept living area. Private carports serve both sides, and the parking areas are prepared for EV charging equipment. Tile flooring, central electric heating, central air conditioning, ceiling fans, high-impact security doors, and a flat roof are specified for the property.
The duplex is located in Miami’s Little River area at 55-53 NE 60th ST, with public water and public sewer service. Cable is available. Multiple Michelin-rated and acclaimed restaurants are described as being within five minutes, with additional cafes, entertainment, and cultural destinations nearby. The property’s two-unit configuration may support an owner-occupant arrangement or separate residential use, subject to applicable requirements.
The duplex is located in Miami’s Little River area at 55-53 NE 60th ST, with public water and public sewer service. Cable is available. Multiple Michelin-rated and acclaimed restaurants are described as being within five minutes, with additional cafes, entertainment, and cultural destinations nearby. The property’s two-unit configuration may support an owner-occupant arrangement or separate residential use, subject to applicable requirements.
Key Highlights
- 2,884‑square‑foot duplex under construction with 2027 year built
- Two residences, each with 3 bedrooms and an open‑concept floor plan
- Private carports for both units with EV charging station readiness
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
$57,840
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
2.89%
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%
$1,156,800
$1.2M
Cap Rate 7%
$826,286
$826.3K
Cap Rate 9%
$642,667
$642.7K
Market Conditions
NOI Build-Up for 2,884 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
$88.3K $30.60/SF
− Vacancy
−$5.6K −$1.95/SF
EGI
$82.6K $28.65/SF
− OpEx
−$24.8K −$8.60/SF
NOI
$57.8K $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%
$1,156,800
Cap Rate 7%
$826,286
Cap Rate 9%
$642,667
Alternative Uses
Best Use
Multifamily LT 5
$826.3K
$723.0K – $964.0K
NOI $57,840 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$761.1K
$666.0K – $888.0K
NOI $53,277 @ 7.0% cap · market cap 2.66%
Theoretical Best
Specialty Retail
$1.95M
$1.70M – $2.27M
NOI $136,270 @ 7.0% cap · market cap 6.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,205
Businesses Nearby
Explore this area
Business Placement
Demographics for 33137, FL
25,763
Population
15,237
Households
1.7
Avg Household Size
37
Median Age
51%
College-Educated
90%
High-School Grad
2.0 sq mi
ZIP Area
12,882
Density / Sq Mi
$82,798
Median Household Income
$53,519
Median Earnings
$2,338
Median Rent
$532,900
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 - Under-construction Miami property with modern layouts, public utilities, and EV-ready parking for both residences.
Where is this duplex located?
The property is located at 55-53 NE 60th ST Miami, FL.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 2,884‑square‑foot duplex under construction with 2027 year built; Two residences, each with 3 bedrooms and an open‑concept floor plan; Private carports for both units with EV charging station readiness
