Quadplex with Multifamily Development
For Sale
$1,999,000
125 Northwest 7th Avenue, Miami, FL 33128
Four-unit income property with month-to-month occupancy and multifamily zoning.
Property Size5,106 SF
Price / SF$391.50
Days on Market450
Property Features for 125 Northwest 7th Avenue
General Information
Standard status
Active
Size
5,106 SF
Property subtype
Multi-Family Income / Fourplex
Zoning
4601 Multifamily
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$17,226
Building Details
Year Built
1925
Listing Agency:
Epic Choice Realty
(786) 402-4821
Listed By:
Brian Lopez · License #3160243
(786) 402-4821
Source:
Compass
Added: Jun 8, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:33PM
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 Epic Choice Realty
Investment Insights
Based on property information with market context.
Built in 1925, this quadplex is fully rented to month-to-month tenants and recently passed its 50-year recertification. The property carries 4601 Multifamily zoning, with development parameters allowing up to 8 stories.
The Miami property is positioned near Downtown Miami, Brickell, Jackson Memorial Medical Complex, Wynwood, Little Havana, Miami International Airport, the Port of Miami, and the beaches. Future plans supported by the zoning include 16 residential units or 31 lodging rooms, subject to applicable approvals.
The Miami property is positioned near Downtown Miami, Brickell, Jackson Memorial Medical Complex, Wynwood, Little Havana, Miami International Airport, the Port of Miami, and the beaches. Future plans supported by the zoning include 16 residential units or 31 lodging rooms, subject to applicable approvals.
Key Highlights
- 4601 Multifamily zoning allows development of up to 8 stories
- Fully rented with month‑to‑month tenants
- Development plan supports 16 residential units or 31 lodging rooms
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
$102,404
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
5.12%
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%
$2,048,080
$2.0M
Cap Rate 7%
$1,462,914
$1.5M
Cap Rate 9%
$1,137,822
$1.1M
Market Conditions
NOI Build-Up for 5,106 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
$156.2K $30.60/SF
− Vacancy
−$10.0K −$1.95/SF
EGI
$146.3K $28.65/SF
− OpEx
−$43.9K −$8.60/SF
NOI
$102.4K $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%
$2,048,080
Cap Rate 7%
$1,462,914
Cap Rate 9%
$1,137,822
Alternative Uses
Best Use
Multifamily LT 5
$1.46M
$1.28M – $1.71M
NOI $102,404 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$1.35M
$1.18M – $1.57M
NOI $94,325 @ 7.0% cap · market cap 4.72%
Theoretical Best
Specialty Retail
$3.45M
$3.02M – $4.02M
NOI $241,261 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
3,493
Businesses Nearby
Explore this area
Business Placement
Demographics for 33128, FL
8,213
Population
4,533
Households
1.8
Avg Household Size
41
Median Age
22%
College-Educated
66%
High-School Grad
0.4 sq mi
ZIP Area
20,533
Density / Sq Mi
$36,308
Median Household Income
$32,082
Median Earnings
$1,316
Median Rent
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?
Quadplex - Four-unit income property with month-to-month occupancy and multifamily zoning.
Where is this quadplex located?
The property is located at 125 Northwest 7th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: 4601 Multifamily zoning allows development of up to 8 stories; Fully rented with month‑to‑month tenants; Development plan supports 16 residential units or 31 lodging rooms
