Hurricane-Impact
For Sale
$860,000
11020 Northeast 10th Avenue, Biscayne Park, FL 33161
Built in 1949, the property supports rental income or owner occupancy with a second unit available for rent.
Property Size1,805 SF
Price / SF$476.45
Days on Market204
Property Features for 11020 Northeast 10th Avenue
General Information
Standard status
Active
Size
1,805 SF
Property subtype
Multi-Family Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$17,556
Building Details
Year Built
1949
Buildings
1
Listing Agency:
Miami Beach Real Estate Group
(305) 787-4798
Listed By:
Patricia Antuna · License #3042257
(305) 787-4798
Source:
Compass
Added: Feb 7
Changed: Aug 30
Last Checked: Aug 30 at 3:18AM
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 Miami Beach Real Estate Group
Investment Insights
Based on property information with market context.
This duplex in Biscayne Park offers a two-unit residential configuration suited to an owner occupant seeking rental income from the additional unit. Hurricane-impact windows and doors are installed throughout the property, which was built in 1949 and occupies a large lot.
The property is located at 11020 Northeast 10th Avenue, with access to parks, nearby office areas, and local entertainment. Its Biscayne Park setting also provides commuting access to surrounding areas. The 1,805 property size and duplex layout provide a compact residential income configuration for continued rental use or combined owner occupancy and leasing.
The property is located at 11020 Northeast 10th Avenue, with access to parks, nearby office areas, and local entertainment. Its Biscayne Park setting also provides commuting access to surrounding areas. The 1,805 property size and duplex layout provide a compact residential income configuration for continued rental use or combined owner occupancy and leasing.
Key Highlights
- Two‑unit duplex configuration in Biscayne Park
- Hurricane‑impact windows and doors
- Built in 1949
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
$30,089
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
3.50%
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%
$601,780
$601.8K
Cap Rate 7%
$429,843
$429.8K
Cap Rate 9%
$334,322
$334.3K
Market Conditions
NOI Build-Up for 1,805 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
$45.5K $25.20/SF
− Vacancy
−$2.5K −$1.39/SF
EGI
$43.0K $23.81/SF
− OpEx
−$12.9K −$7.14/SF
NOI
$30.1K $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%
$601,780
Cap Rate 7%
$429,843
Cap Rate 9%
$334,322
Alternative Uses
Best Use
Multifamily LT 5
$429.8K
$376.1K – $501.5K
NOI $30,089 @ 7.0% cap · market cap 3.50%
Second Best
Apartment 5plus
$396.6K
$347.0K – $462.7K
NOI $27,760 @ 7.0% cap · market cap 3.23%
Theoretical Best
Office A
$915.8K
$801.3K – $1.07M
NOI $64,103 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
858
Businesses Nearby
Explore this area
Business Placement
Demographics for 33161, FL
53,015
Population
18,912
Households
2.8
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
9,639
Density / Sq Mi
$55,265
Median Household Income
$34,311
Median Earnings
$1,494
Median Rent
$376,500
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 - Built in 1949, the property supports rental income or owner occupancy with a second unit available for rent.
Where is this duplex located?
The property is located at 11020 Northeast 10th Avenue Biscayne Park, FL.
What is the asking price?
The asking price for this property is $860,000.
What are key features of this property?
This property features: Two‑unit duplex configuration in Biscayne Park; Hurricane‑impact windows and doors; Built in 1949
