Updated
For Sale
$555,000
1128 Northwest 76th Street, Miami, FL 33150
Two residential units offer matching two-bedroom, one-bath layouts.
Property Size1,430 SF
Price / SF$388.11
Days on Market240
Property Features for 1128 Northwest 76th Street
General Information
Standard status
Active
Size
1,430 SF
Property subtype
Multi-Family Income / Duplex
Taxes and HOA fees
Annual Taxes
$6,832
Building Details
Year Built
1942
Listing Agency:
The Pampas Real Estate Group, LLC.
(561) 234-7771
Listed By:
Santiago Silva · License #3632389
(561) 234-7771
Source:
Compass
Added: Jan 4
Changed: Aug 31
Last Checked: Aug 30 at 11:59PM
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 The Pampas Real Estate Group, LLC.
Investment Insights
Based on property information with market context.
This updated duplex at 1128 Northwest 76th Street in Miami, Florida, contains 1,430 square feet and was built in 1942. The property includes two residential units, each configured with two bedrooms and one bathroom.
Unit 1128 is currently occupied, while Unit 1130 is vacant. The existing two-unit layout provides flexibility for continued rental operation or an owner-occupant arrangement, based on the available unit configuration.
Unit 1128 is currently occupied, while Unit 1130 is vacant. The existing two-unit layout provides flexibility for continued rental operation or an owner-occupant arrangement, based on the available unit configuration.
Key Highlights
- Two‑unit duplex with 1,430 square feet
- Both units offer 2 bedrooms and 1 bathroom
- Unit 1128 is currently rented
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
$28,679
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
5.17%
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%
$573,580
$573.6K
Cap Rate 7%
$409,700
$409.7K
Cap Rate 9%
$318,656
$318.7K
Market Conditions
NOI Build-Up for 1,430 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
$43.8K $30.60/SF
− Vacancy
−$2.8K −$1.95/SF
EGI
$41.0K $28.65/SF
− OpEx
−$12.3K −$8.60/SF
NOI
$28.7K $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%
$573,580
Cap Rate 7%
$409,700
Cap Rate 9%
$318,656
Alternative Uses
Best Use
Multifamily LT 5
$409.7K
$358.5K – $478.0K
NOI $28,679 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$377.4K
$330.2K – $440.3K
NOI $26,417 @ 7.0% cap · market cap 4.76%
Theoretical Best
Specialty Retail
$965.3K
$844.6K – $1.13M
NOI $67,568 @ 7.0% cap · market cap 12.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
936
Businesses Nearby
Explore this area
Business Placement
Demographics for 33150, FL
28,703
Population
12,403
Households
2.3
Avg Household Size
37
Median Age
14%
College-Educated
75%
High-School Grad
3.5 sq mi
ZIP Area
8,201
Density / Sq Mi
$40,802
Median Household Income
$32,359
Median Earnings
$1,179
Median Rent
$377,700
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 - Two residential units offer matching two-bedroom, one-bath layouts.
Where is this duplex located?
The property is located at 1128 Northwest 76th Street Miami, FL.
What is the asking price?
The asking price for this property is $555,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,430 square feet; Both units offer 2 bedrooms and 1 bathroom; Unit 1128 is currently rented
