Single-Story
For Sale
$650,000
1-2-20 Ne 169th St, North Miami Beach, FL
Two-unit layout supports separate residential occupancy and an owner-occupant arrangement.
Property Size1,241 SF
Price / SF$523.77
Days on Market16
Property Features for 1-2-20 Ne 169th St
General Information
Standard status
Active
Size
1,241 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,873
Building Details
Buildings
1
Stories
1
Listing Agency:
Grandiose Real Estate LLC
(954) 650-0597
Listed By:
Brian J McCarthy · License #3213610
(954) 258-1435
Source:
Exprealty
Added: Aug 20
Changed: Aug 31
Last Checked: Sep 2 at 2:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Grandiose Real Estate LLC
Investment Insights
Based on property information with market context.
This single-story duplex contains 1,241 square feet of finished living space in a two-unit residential configuration. The layout is suited to separate occupancy within one property, including the stated option for an owner to live in one unit while generating income from the other.
The property is located at 1-2-20 NE 169th St in North Miami Beach, Florida. Its manageable scale and duplex format provide a straightforward residential income property profile for buyers considering combined personal occupancy and rental use.
The property is located at 1-2-20 NE 169th St in North Miami Beach, Florida. Its manageable scale and duplex format provide a straightforward residential income property profile for buyers considering combined personal occupancy and rental use.
Key Highlights
- Duplex with two residential units
- 1,241 square feet of finished living space
- Single‑story layout
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
$20,687
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
3.18%
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%
$413,740
$413.7K
Cap Rate 7%
$295,529
$295.5K
Cap Rate 9%
$229,856
$229.9K
Market Conditions
NOI Build-Up for 1,241 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
$31.3K $25.20/SF
− Vacancy
−$1.7K −$1.39/SF
EGI
$29.6K $23.81/SF
− OpEx
−$8.9K −$7.14/SF
NOI
$20.7K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$413,740
Cap Rate 7%
$295,529
Cap Rate 9%
$229,856
Alternative Uses
Best Use
Multifamily LT 5
$295.5K
$258.6K – $344.8K
NOI $20,687 @ 7.0% cap · market cap 3.18%
Second Best
Apartment 5plus
$272.7K
$238.6K – $318.1K
NOI $19,086 @ 7.0% cap · market cap 2.94%
Theoretical Best
Office A
$629.6K
$550.9K – $734.6K
NOI $44,073 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,225
Businesses Nearby
Explore this area
Business Placement
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 - Two-unit layout supports separate residential occupancy and an owner-occupant arrangement.
Where is this duplex located?
The property is located at 1-2-20 Ne 169th St North Miami Beach, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Duplex with two residential units; 1,241 square feet of finished living space; Single‑story layout
