Four-Unit
For Sale
$1,080,000
1286 NW 59th St, Miami, FL 33142
Residential Income, Miami, FL
Property Size3,596 SF
Price / SF$300.33
Days on Market42
Property Features for 1286 NW 59th St
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
3901
Bedrooms
8
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 5, Bedroom 3, Bedroom 4, Bathroom 4, Bathroom 3, Bedroom 1, Bedroom 8, Bedroom 6, Bathroom 2, Bedroom 7, Bedroom 2
Parking
4
Subdivision
ORCHARD VILLA EXTENSION
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-14-043-1180
Size
3,596 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ORCHARD VILLA EXT PB 17-55 LOT 2 BLK 7 LOT SIZE 50.000 X 106 OR 19194-2034 06 2000 5 COC 24293-3341 06 2005 4
Tax Annual Amount
12356
Legal Description
ORCHARD VILLA EXT PB 17-55 LOT 2 BLK 7 LOT SIZE 50.000 X 106 OR 19194-2034 06 2000 5 COC 24293-3341 06 2005 4
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1965
Floors in Building
2
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
Realty One Group Evolution
(786) 477-4715
Listed By:
Johana Parra · License #3371418
(786) 314-3149
Added: Jul 18
Changed: Aug 28
Last Checked: Aug 28 at 6:06PM
MLS# A12052741
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.
This 3,596-square-foot quadplex contains four fully occupied units, each configured with two bedrooms and one bathroom. Built in 1965 with block construction, the property features ceramic tile flooring, central heating and central air, a shingle roof, and public sewer service. The four-unit layout provides a clearly defined residential income configuration, while the completed 40-year recertification supports the property's current operating profile.
The property is located in Miami near Wynwood, the Design District, Downtown Miami, Miami International Airport, I-95, and SR-112. Shopping, dining, schools, and public transportation are also identified in the surrounding area. The roof was replaced just two years ago.
The property is located in Miami near Wynwood, the Design District, Downtown Miami, Miami International Airport, I-95, and SR-112. Shopping, dining, schools, and public transportation are also identified in the surrounding area. The roof was replaced just two years ago.
Key Highlights
- Four fully occupied 2‑bedroom, 1‑bathroom units
- 3,596 square feet on a 0.08‑acre parcel
- Completed 40‑year recertification
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
$72,120
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
6.68%
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%
$1,442,400
$1.4M
Cap Rate 7%
$1,030,286
$1.0M
Cap Rate 9%
$801,333
$801.3K
Market Conditions
NOI Build-Up for 3,596 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
$110.0K $30.60/SF
− Vacancy
−$7.0K −$1.95/SF
EGI
$103.0K $28.65/SF
− OpEx
−$30.9K −$8.60/SF
NOI
$72.1K $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%
$1,442,400
Cap Rate 7%
$1,030,286
Cap Rate 9%
$801,333
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$901.5K – $1.20M
NOI $72,120 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$949.0K
$830.4K – $1.11M
NOI $66,430 @ 7.0% cap · market cap 6.15%
Theoretical Best
Specialty Retail
$2.43M
$2.12M – $2.83M
NOI $169,913 @ 7.0% cap · market cap 15.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,093
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
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 - Fully occupied residential income property with four two-bedroom units and completed 40-year recertification.
Where is this quadplex located?
The property is located at 1286 NW 59th St Miami, FL.
What is the asking price?
The asking price for this property is $1,080,000.
What are key features of this property?
This property features: Four fully occupied 2‑bedroom, 1‑bathroom units; 3,596 square feet on a 0.08‑acre parcel; Completed 40‑year recertification
