Duplex with Separate Living
For Sale
$599,000
10140 Nw 26th Ave, Miami, FL 33147
Two distinct units offer updated finishes, gated parking, and added privacy from rear surroundings.
Property Size1,798 SF
Price / SF$333.15
Days on Market15
Property Features for 10140 Nw 26th Ave
General Information
Standard status
Active
Size
1,798 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$5,693
Listing Agency:
Realty One Group Evolution
(786) 477-4715
Listed By:
Noriel Gonzalez Exposito · License #3432165
(786) 562-4090
Source:
Exprealty
Added: Sep 9
Changed: Sep 20
Last Checked: Sep 22 at 6:30PM
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 Realty One Group Evolution
Investment Insights
Based on property information with market context.
This 1,798-square-foot duplex contains two separate residences. The front unit provides three bedrooms and two bathrooms, while the rear unit includes one bedroom and one bathroom and has been remodeled with new flooring, windows, and doors. Tile flooring extends throughout the property, and the kitchen features granite countertops. Impact-rated windows and doors and a 2017 roof add to the physical improvements.
The property is served by a septic tank and well water. It is fully enclosed with fencing and an electric gate, with parking for up to 8 vehicles. The rear of the property has no neighboring homes, providing additional separation. Located at 10140 Nw 26th Ave in Miami, the layout offers two independent living areas within one duplex property.
The property is served by a septic tank and well water. It is fully enclosed with fencing and an electric gate, with parking for up to 8 vehicles. The rear of the property has no neighboring homes, providing additional separation. Located at 10140 Nw 26th Ave in Miami, the layout offers two independent living areas within one duplex property.
Key Highlights
- Two‑unit duplex with 3‑bedroom, 2‑bathroom front residence and 1‑bedroom, 1‑bathroom rear residence
- 1,798 SF property with tile flooring throughout
- Rear unit remodeled with updated flooring, windows, and doors
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
$36,060
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
6.02%
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%
$721,200
$721.2K
Cap Rate 7%
$515,143
$515.1K
Cap Rate 9%
$400,667
$400.7K
Market Conditions
NOI Build-Up for 1,798 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
$55.0K $30.60/SF
− Vacancy
−$3.5K −$1.95/SF
EGI
$51.5K $28.65/SF
− OpEx
−$15.5K −$8.60/SF
NOI
$36.1K $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%
$721,200
Cap Rate 7%
$515,143
Cap Rate 9%
$400,667
Alternative Uses
Best Use
Multifamily LT 5
$515.1K
$450.8K – $601.0K
NOI $36,060 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$474.5K
$415.2K – $553.6K
NOI $33,215 @ 7.0% cap · market cap 5.55%
Theoretical Best
Specialty Retail
$1.21M
$1.06M – $1.42M
NOI $84,956 @ 7.0% cap · market cap 14.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
674
Businesses Nearby
Explore this area
Business Placement
Demographics for 33147, FL
48,823
Population
16,220
Households
3
Avg Household Size
39
Median Age
15%
College-Educated
77%
High-School Grad
7.2 sq mi
ZIP Area
6,781
Density / Sq Mi
$47,728
Median Household Income
$33,385
Median Earnings
$1,359
Median Rent
$301,300
Median Home Value
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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 - Two distinct units offer updated finishes, gated parking, and added privacy from rear surroundings.
Where is this duplex located?
The property is located at 10140 Nw 26th Ave Miami, FL.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two‑unit duplex with 3‑bedroom, 2‑bathroom front residence and 1‑bedroom, 1‑bathroom rear residence; 1,798 SF property with tile flooring throughout; Rear unit remodeled with updated flooring, windows, and doors
