Duplex with Private Garden
For Sale
$670,000
6801 NW 2nd Ct, Miami, FL 33150
MULTI_FAMILY - Miami, FL
Property Size1,323 SF
Price / SF$506.42
Days on Market77
Property Features for 6801 NW 2nd Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Parking
2
Subdivision
GROVELAND PK
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-13-023-1300
Size
1,323 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
13 53 41 GROVELAND PARK PB 6-91 LOT 19 BLK 8 LOT SIZE 50.000 X 125 OR 21034-1431 01 2003 4
Tax Annual Amount
6725
Legal Description
13 53 41 GROVELAND PARK PB 6-91 LOT 19 BLK 8 LOT SIZE 50.000 X 125 OR 21034-1431 01 2003 4
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Amenities
private garden area
two individual laundry areas
additional storage space
Building Details
Year built
1957
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Flat
Listing Agency:
Canvas Real Estate
(954) 332-7121
Listed By:
Maria Barrera · License #3353031
(786) 520-7827
Added: Jun 1
Changed: Aug 1
Last Checked: Aug 16 at 9:06AM
MLS# A11964327
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.
Duplex located at 6801 NW 2nd Ct in Miami, FL 33150. Built in 1957, the property offers a total of 1,323 SF and features block construction with a flat roof. Each unit includes two bedrooms and one bathroom and is currently rented.
The layout includes a private garden area and two individual laundry areas located at the back of the units, along with additional storage space. Heating and cooling are electric, and the flooring is ceramic tile. The property is served by public sewer.
This duplex configuration is well suited for an owner seeking established, income-producing residential units with in-unit functionality such as dedicated laundry areas and separate storage.
The layout includes a private garden area and two individual laundry areas located at the back of the units, along with additional storage space. Heating and cooling are electric, and the flooring is ceramic tile. The property is served by public sewer.
This duplex configuration is well suited for an owner seeking established, income-producing residential units with in-unit functionality such as dedicated laundry areas and separate storage.
Key Highlights
- 1,323 SF duplex with block construction and flat roof
- Built in 1957
- Two rented units, each with two bedrooms and one bathroom
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
$26,533
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
3.96%
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%
$530,660
$530.7K
Cap Rate 7%
$379,043
$379.0K
Cap Rate 9%
$294,811
$294.8K
Market Conditions
NOI Build-Up for 1,323 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
$40.5K $30.60/SF
− Vacancy
−$2.6K −$1.95/SF
EGI
$37.9K $28.65/SF
− OpEx
−$11.4K −$8.60/SF
NOI
$26.5K $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%
$530,660
Cap Rate 7%
$379,043
Cap Rate 9%
$294,811
Alternative Uses
Best Use
Multifamily LT 5
$379.0K
$331.7K – $442.2K
NOI $26,533 @ 7.0% cap · market cap 3.96%
Second Best
Apartment 5plus
$349.1K
$305.5K – $407.3K
NOI $24,440 @ 7.0% cap · market cap 3.65%
Theoretical Best
Specialty Retail
$893.0K
$781.4K – $1.04M
NOI $62,512 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,137
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 in Miami with two rented units, each featuring two bedrooms and one bathroom plus a private garden area.
Where is this duplex located?
The property is located at 6801 NW 2nd Ct Miami, FL.
What is the asking price?
The asking price for this property is $670,000.
What are key features of this property?
This property features: 1,323 SF duplex with block construction and flat roof; Built in 1957; Two rented units, each with two bedrooms and one bathroom
