Miami Duplex Investment
For Sale
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1250 NW 58th St, Miami, FL 33142
Legal duplex in a growing area, great investment opportunity.
Property Size1,848 SF
Lot Size0.17 Acres
Price / SF$340.37
Days on Market689
Property Features for 1250 NW 58th St
General Information
Standard status
Active
Size
1,848 SF
Total Parking Spaces
4
Lot size
0.17 Acres
Property subtype
Multifamily
Building Details
Year Built
1948
Stories
1
Listing Agency:
Opera REI Inc
Listed By:
Raffaele Capoferro · License #3436490
(305) 458-0781
Source:
Crexi
Added: Oct 28, 2024
Changed: Sep 8
Last Checked: Sep 15 at 4:47AM
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 Opera REI Inc
Investment Insights
Based on property information with market context.
This legal duplex presents a great investment opportunity. The property features two units, each with a 2/1 layout, situated on a 7,600 sqft lot. There is room to build a pool or an efficiency. The property is totally fenced and secured, offering privacy. Each unit has separate meters and central A/C. Parking spaces are available. The property includes a large backyard with mango trees. Both units are currently rented under market value at $2,200. The property is located in a quiet and fast-growing area, close to the Design District, Midtown, Downtown Miami, Miami Beach, I-95, the airport, and the main corridor on 17th Ave. The property is not in a flood area. The property size is 1,848 sqft.
Key Highlights
- Legal duplex (2/1 + 2/1) offering immediate rental income.
- Large 7,600 sqft lot with potential to build a pool or efficiency.
- Excellent location: close to Design District, Midtown, Downtown Miami, Miami Beach, I‑95, and the Airport.
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
$37,063
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
5.89%
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%
$741,260
$741.3K
Cap Rate 7%
$529,471
$529.5K
Cap Rate 9%
$411,811
$411.8K
Market Conditions
NOI Build-Up for 1,848 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
$56.5K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$52.9K $28.65/SF
− OpEx
−$15.9K −$8.60/SF
NOI
$37.1K $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%
$741,260
Cap Rate 7%
$529,471
Cap Rate 9%
$411,811
Alternative Uses
Best Use
Multifamily LT 5
$529.5K
$463.3K – $617.7K
NOI $37,063 @ 7.0% cap · market cap 5.89%
Second Best
Apartment 5plus
$487.7K
$426.7K – $569.0K
NOI $34,139 @ 7.0% cap · market cap 5.43%
Theoretical Best
Specialty Retail
$1.25M
$1.09M – $1.46M
NOI $87,319 @ 7.0% cap · market cap 13.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,413
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Legal duplex in a growing area, great investment opportunity.
Where is this duplex located?
The property is located at 1250 NW 58th St Miami, FL.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Legal duplex (2/1 + 2/1) offering immediate rental income.; Large 7,600 sqft lot with potential to build a pool or efficiency.; Excellent location: close to Design District, Midtown, Downtown Miami, Miami Beach, I‑95, and the Airport.
