Duplex With Remodeled Rear
New
For Sale
$599,000
10140 NW 26th Ave, Miami, FL 33147
Residential Income, Miami, FL
Property Size1,798 SF
Price / SF$333.15
Days on Market1
Property Features for 10140 NW 26th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
6051
Parking
8
Subdivision
ACME GULFAIR
Lot features
< 1/4 Acre
Standard status
Active
APN
30-31-03-014-0060
Size
1,798 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ACME GULFAIR PB 40-87 LOT 5 BLK 1 LOT SIZE 77.000 X 120 OR 15839-3507 0293 3 COC 25533-3724 04 2007 5
Tax Annual Amount
5693
Legal Description
ACME GULFAIR PB 40-87 LOT 5 BLK 1 LOT SIZE 77.000 X 120 OR 15839-3507 0293 3 COC 25533-3724 04 2007 5
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1965
Floors in Building
2
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Realty One Group Evolution
(786) 477-4715
Listed By:
Noriel Gonzalez Exposito · License #3432165
(786) 562-4090
Added: Sep 9
Last Checked: Sep 9 at 3:06PM
MLS# A12085978
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 1,798-square-foot duplex contains two separate residences within a block-built property constructed in 1965. The front home has 3 bedrooms and 2 bathrooms, while the rear residence offers 1 bedroom and 1 bathroom and has updated flooring, windows, and doors. Tile flooring, granite kitchen countertops, impact-rated windows and doors, central heating, and central air add to the physical improvements. A shingle roof dates to 2017.
The property includes a septic tank and well water. It is enclosed by fencing with an electric gate and provides parking for up to 8 vehicles. The site has no rear neighbors, adding separation behind the property. The two-residence layout supports use as a duplex, with the potential for an owner-occupied arrangement or continued income-producing use.
The property includes a septic tank and well water. It is enclosed by fencing with an electric gate and provides parking for up to 8 vehicles. The site has no rear neighbors, adding separation behind the property. The two-residence layout supports use as a duplex, with the potential for an owner-occupied arrangement or continued income-producing use.
Key Highlights
- Two separate residences: front unit with 3 bedrooms and 2 bathrooms; rear unit with 1 bedroom and 1 bathroom
- Rear unit remodeled with new flooring, windows, and doors
- 1,798 square feet on a block‑built property constructed in 1965
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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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct residences with central cooling, tile floors, secure fencing, and an electric entry gate.
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 separate residences: front unit with 3 bedrooms and 2 bathrooms; rear unit with 1 bedroom and 1 bathroom; Rear unit remodeled with new flooring, windows, and doors; 1,798 square feet on a block‑built property constructed in 1965
