East Little Havana
For Sale
$1,325,000
Pending
569 SW 4th St, Miami, FL 33130
Fourplex in vibrant East Little Havana neighborhood.
Property Size3,238 SF
Days on Market276
Property Features for 569 SW 4th St
General Information
Standard status
Pending
Size
3,238 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$15,541
Building Details
Building Size
3,238 SF
Year Built
1987
Stories
2
Listing Agency:
Fausto Commercial Realty Consultants
(305) 340-8901
Listed By:
Mauricio Villasuso · License #3254982
(305) 340-8901
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 16
Last Checked: Aug 29 at 2:41PM
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 Fausto Commercial Realty Consultants
Investment Insights
Based on property information with market context.
This fourplex, constructed in 1987, is located in East Little Havana, a neighborhood known for its cultural heritage and community atmosphere. The building contains two units with two bedrooms and one bathroom, and two units with one bedroom and one bathroom. The two-bedroom units are rented at $2,300 per month, while the one-bedroom units are rented at $2,000 per month. The property includes individual electric meters, private parking, and a roof that was replaced in 2020.
Key Highlights
- Located in the iconic East Little Havana neighborhood.
- Consists of two 2‑bed 1‑bath units and two 1‑bed 1‑bath units.
- Rental income of $2,300/month (2‑bed units) and $2,000/month (1‑bed units).
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
$64,940
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
4.90%
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%
$1,298,800
$1.3M
Cap Rate 7%
$927,714
$927.7K
Cap Rate 9%
$721,556
$721.6K
Market Conditions
NOI Build-Up for 3,238 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
$99.1K $30.60/SF
− Vacancy
−$6.3K −$1.95/SF
EGI
$92.8K $28.65/SF
− OpEx
−$27.8K −$8.60/SF
NOI
$64.9K $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%
$1,298,800
Cap Rate 7%
$927,714
Cap Rate 9%
$721,556
Alternative Uses
Best Use
Multifamily LT 5
$927.7K
$811.8K – $1.08M
NOI $64,940 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$854.5K
$747.7K – $997.0K
NOI $59,817 @ 7.0% cap · market cap 4.51%
Theoretical Best
Specialty Retail
$2.19M
$1.91M – $2.55M
NOI $152,997 @ 7.0% cap · market cap 11.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9,064
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
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?
Quadplex - Fourplex in vibrant East Little Havana neighborhood.
Where is this quadplex located?
The property is located at 569 SW 4th St Miami, FL.
What is the asking price?
The asking price for this property is $1,325,000.
What are key features of this property?
This property features: Located in the iconic East Little Havana neighborhood.; Consists of two 2‑bed 1‑bath units and two 1‑bed 1‑bath units.; Rental income of $2,300/month (2‑bed units) and $2,000/month (1‑bed units).
