Duplex Under Construction with Three-Bed
For Sale
$978,000
1226 NW 6th Ave, Florida City, FL 33034
MULTI_FAMILY - Florida City, FL
Property Size3,106 SF
Price / SF$314.87
Days on Market175
Property Features for 1226 NW 6th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
5700
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 3, Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 4
Parking
4
Subdivision
ROCKWOOD SUB
Lot features
< 1/4 Acre
Directions
From US-1 head east on NW 12th St, turn left on NW 6th Ave. Property on right.
Standard status
Active
APN
16-78-24-005-0240
Size
3,106 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ROCKWOOD PB 39-90 LOT 3 BLK 2 LOT SIZE 40.000 X 150
Tax Annual Amount
2194
Legal Description
ROCKWOOD PB 39-90 LOT 3 BLK 2 LOT SIZE 40.000 X 150
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Floors in Building
2
Flooring type
Tile, Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
Keller Williams Eagle Realty · Keller Williams Realty
(305) 757-1700
Listed By:
Edwin Silie · License #3475096
(786) 774-9077
Added: Feb 22
Changed: Aug 11
Last Checked: Aug 16 at 11:06PM
MLS# A11965978
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
New-construction duplex under active permits in Florida City, Florida, consisting of two identical two-story townhomes to be delivered upon substantial completion and issuance of Certificate(s) of Occupancy. Each unit is planned as a three-bedroom, two-bath residence with approximately 1,553 sq ft per unit for a total of 3,106 sq ft per plans.
Construction materials include block construction, with central heating and central air. Flooring is planned with ceramic tile and tile, and the roof is planned as shingle. Public water and public sewer will serve the property, and cable is available.
The seller is a licensed General Contractor and will complete construction. Buyers may secure the property prior to completion and participate in final finish selections through a structured construction agreement credited toward the total purchase price.
Construction materials include block construction, with central heating and central air. Flooring is planned with ceramic tile and tile, and the roof is planned as shingle. Public water and public sewer will serve the property, and cable is available.
The seller is a licensed General Contractor and will complete construction. Buyers may secure the property prior to completion and participate in final finish selections through a structured construction agreement credited toward the total purchase price.
Key Highlights
- Two identical two‑story townhomes under active permits, sold together under one folio
- Three bedrooms and two bathrooms per unit; approx. 1,553 sq ft per unit
- Total planned size of 3,106 sq ft per plans
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
$51,776
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
5.29%
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%
$1,035,520
$1.0M
Cap Rate 7%
$739,657
$739.7K
Cap Rate 9%
$575,289
$575.3K
Market Conditions
NOI Build-Up for 3,106 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
$78.3K $25.20/SF
− Vacancy
−$4.3K −$1.39/SF
EGI
$74.0K $23.81/SF
− OpEx
−$22.2K −$7.14/SF
NOI
$51.8K $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%
$1,035,520
Cap Rate 7%
$739,657
Cap Rate 9%
$575,289
Alternative Uses
Best Use
Multifamily LT 5
$739.7K
$647.2K – $862.9K
NOI $51,776 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$682.4K
$597.1K – $796.1K
NOI $47,768 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,306 @ 7.0% cap · market cap 11.28%
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
683
Businesses Nearby
Explore this area
Business Placement
Demographics for 33034, FL
22,850
Population
6,631
Households
3.4
Avg Household Size
34
Median Age
9%
College-Educated
65%
High-School Grad
1,173.1 sq mi
ZIP Area
19
Density / Sq Mi
$46,404
Median Household Income
$31,712
Median Earnings
$1,283
Median Rent
$310,700
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 - New-construction duplex in Florida City with two identical two-story townhomes, each featuring three bedrooms and two bathrooms.
Where is this duplex located?
The property is located at 1226 NW 6th Ave Florida City, FL.
What is the asking price?
The asking price for this property is $978,000.
What are key features of this property?
This property features: Two identical two‑story townhomes under active permits, sold together under one folio; Three bedrooms and two bathrooms per unit; approx. 1,553 sq ft per unit; Total planned size of 3,106 sq ft per plans
