Legal Duplex with Two
For Sale
$725,000
1052 NW 25th Ave, Miami, FL 33125
Legal duplex offering a 3/2 and a 2/1 with impact windows and fenced, gated parking.
Property Size1,950 SF
Lot Size0.16 Acres
Price / SF$371.79
Days on Market60
Property Features for 1052 NW 25th Ave
General Information
Standard status
Active
Size
1,950 SF
Lot size
0.16 Acres
Property subtype
Duplex
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,738
Building Details
Building Size
1,950 SF
Year Built
1956
Listing Agency:
Coldwell Banker Realty
Listed By:
Timothy Haynackie · License #3265117
(305) 200-9483
Source:
Allyandaj
Added: Jul 11
Changed: Sep 8
Last Checked: Aug 29 at 4:28PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This legal duplex features two residential units: a 3/2 and a 2/1 totaling 1,950 square feet of living area. The property includes complete impact windows and doors, a barrel tile roof reportedly about 10 years old per the seller, and separate utility setups with two FPL meters and one water meter. Interior finishes include terrazzo floors in the 2/1 and tile in the 3/2.
The duplex sits on a 7,150 square-foot lot with a large back yard. It is gated and fenced, with plenty of parking inside the gates and a carport. Both units have dedicated laundry facilities, and there are two tankless water heaters on site.
The exterior setup also includes a working well water system for irrigation. The seller notes there is no association to deal with, and the property offers quick access to 826 and is minutes from Nu Stadium at Freedom Park and the airport.
The duplex sits on a 7,150 square-foot lot with a large back yard. It is gated and fenced, with plenty of parking inside the gates and a carport. Both units have dedicated laundry facilities, and there are two tankless water heaters on site.
The exterior setup also includes a working well water system for irrigation. The seller notes there is no association to deal with, and the property offers quick access to 826 and is minutes from Nu Stadium at Freedom Park and the airport.
Key Highlights
- Legal duplex with 3/2 and 2/1 totaling 1,950 sq ft on a 7,150 sq ft lot
- Complete impact windows and doors
- Barrel tile roof approximately 10 years old per seller
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
$39,108
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
5.39%
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%
$782,160
$782.2K
Cap Rate 7%
$558,686
$558.7K
Cap Rate 9%
$434,533
$434.5K
Market Conditions
NOI Build-Up for 1,950 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
$59.7K $30.60/SF
− Vacancy
−$3.8K −$1.95/SF
EGI
$55.9K $28.65/SF
− OpEx
−$16.8K −$8.60/SF
NOI
$39.1K $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%
$782,160
Cap Rate 7%
$558,686
Cap Rate 9%
$434,533
Alternative Uses
Best Use
Multifamily LT 5
$558.7K
$488.9K – $651.8K
NOI $39,108 @ 7.0% cap · market cap 5.39%
Second Best
Apartment 5plus
$514.6K
$450.3K – $600.4K
NOI $36,023 @ 7.0% cap · market cap 4.97%
Theoretical Best
Specialty Retail
$1.32M
$1.15M – $1.54M
NOI $92,138 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,251
Businesses Nearby
Explore this area
Business Placement
Demographics for 33125, FL
53,507
Population
22,496
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
69%
High-School Grad
3.9 sq mi
ZIP Area
13,720
Density / Sq Mi
$40,940
Median Household Income
$30,648
Median Earnings
$1,427
Median Rent
$377,600
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 - Legal duplex offering a 3/2 and a 2/1 with impact windows and fenced, gated parking.
Where is this duplex located?
The property is located at 1052 NW 25th Ave Miami, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Legal duplex with 3/2 and 2/1 totaling 1,950 sq ft on a 7,150 sq ft lot; Complete impact windows and doors; Barrel tile roof approximately 10 years old per seller
