Remodeled Duplex with Rental
For Sale
$525,000
1173 NW 65th St, Miami, FL 33150
Duplex featuring a remodeled unit and tenant-occupied unit.
Property Size1,525 SF
Days on Market258
Property Features for 1173 NW 65th St
General Information
Standard status
Active
Size
1,525 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$6,778
Building Details
Building Size
1,525 SF
Year Built
1980
Stories
1
Listing Agency:
Florida Management & Investmen
(786) 227-0928
Listed By:
Carina Ledesma Valva · License #3365476
(786) 227-0928
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:44PM
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 Florida Management & Investmen
Investment Insights
Based on property information with market context.
This duplex property includes two separate units. The front unit has been remodeled into a 2-bedroom, 1-bathroom home featuring modern finishes and the convenience of in-unit laundry. The rear unit is currently tenant-occupied and in livable condition, although it has not been remodeled. A patio is located at the back of the unit. This property presents an opportunity for investors or owner-occupants seeking additional rental income.
Key Highlights
- Two separate units offer flexibility for owner‑occupancy with rental income potential or investment purposes.
- Front unit is beautifully remodeled with modern finishes.
- Front unit includes the convenience of in‑unit laundry.**
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
$30,585
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
5.83%
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%
$611,700
$611.7K
Cap Rate 7%
$436,929
$436.9K
Cap Rate 9%
$339,833
$339.8K
Market Conditions
NOI Build-Up for 1,525 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
$46.7K $30.60/SF
− Vacancy
−$3.0K −$1.95/SF
EGI
$43.7K $28.65/SF
− OpEx
−$13.1K −$8.60/SF
NOI
$30.6K $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%
$611,700
Cap Rate 7%
$436,929
Cap Rate 9%
$339,833
Alternative Uses
Best Use
Multifamily LT 5
$436.9K
$382.3K – $509.8K
NOI $30,585 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$402.5K
$352.2K – $469.5K
NOI $28,172 @ 7.0% cap · market cap 5.37%
Theoretical Best
Specialty Retail
$1.03M
$900.7K – $1.20M
NOI $72,057 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,333
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex featuring a remodeled unit and tenant-occupied unit.
Where is this duplex located?
The property is located at 1173 NW 65th St Miami, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two separate units offer flexibility for owner‑occupancy with rental income potential or investment purposes.; Front unit is **beautifully remodeled with modern finishes.**; Front unit includes the convenience of in‑unit laundry.**
