Concrete-Block Duplex with
New
For Sale
$620,000
13741 NE 20th Place, North Miami Beach, FL 33181
Two separate units offer four bedrooms, two full bathrooms, and a flexible owner-occupant or rental configuration.
Property Size1,902 SF
Lot Size0.13 Acres
Price / SF$369.49
Days on Market4
Property Features for 13741 NE 20th Place
General Information
Standard status
Active
Size
1,902 SF
Total Parking Spaces
2
Lot size
0.13 Acres
Property subtype
Residential Income
Zoning
6455
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,123
Amenities
front porch
concrete patio
aluminum modular fencing
Building Details
Building Size
1,902 SF
Year Built
1959
Buildings
1
Stories
1
Construction
concrete-block
Listing Agency:
Lifestyle International Realty
(954) 670-4833
Listed By:
Geneva Auguste
(954) 670-4833
Source:
Laerrealty
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 29 at 6:13AM
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 Lifestyle International Realty
Investment Insights
Based on property information with market context.
Located at 13741 NE 20th Place in North Miami Beach, this one-story duplex contains two separate living units with a combined four bedrooms and two full bathrooms. The 1959 property uses concrete-block construction and includes approximately 1,678 SF of living area, 1,761 SF of adjusted area, and 1,902 SF of total area.
The property occupies a 5,500 SF lot and includes a front porch, approximately 200 SF of concrete patio area, and aluminum modular fencing. Its layout supports separate household use, multigenerational living, or an owner-occupant arrangement with rental income from the other unit. The location provides access to surrounding residential neighborhoods, shopping, dining, major roadways, and commercial areas. Zoning is identified as 6455.
The property occupies a 5,500 SF lot and includes a front porch, approximately 200 SF of concrete patio area, and aluminum modular fencing. Its layout supports separate household use, multigenerational living, or an owner-occupant arrangement with rental income from the other unit. The location provides access to surrounding residential neighborhoods, shopping, dining, major roadways, and commercial areas. Zoning is identified as 6455.
Key Highlights
- Two‑unit duplex with 4 bedrooms and 2 full bathrooms
- Approximately 1,678 SF living area, 1,761 SF adjusted area, and 1,902 SF total area
- 5,500 SF lot with approximately 200 SF concrete patio
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
$27,972
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
4.51%
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%
$559,440
$559.4K
Cap Rate 7%
$399,600
$399.6K
Cap Rate 9%
$310,800
$310.8K
Market Conditions
NOI Build-Up for 1,678 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
$42.3K $25.20/SF
− Vacancy
−$2.3K −$1.39/SF
EGI
$40.0K $23.81/SF
− OpEx
−$12.0K −$7.14/SF
NOI
$28.0K $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%
$559,440
Cap Rate 7%
$399,600
Cap Rate 9%
$310,800
Alternative Uses
Best Use
Multifamily LT 5
$399.6K
$349.7K – $466.2K
NOI $27,972 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$368.7K
$322.6K – $430.1K
NOI $25,806 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$851.3K
$744.9K – $993.2K
NOI $59,592 @ 7.0% cap · market cap 9.61%
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
1,451
Businesses Nearby
Explore this area
Business Placement
Demographics for 33181, FL
20,955
Population
9,401
Households
2.2
Avg Household Size
39
Median Age
41%
College-Educated
91%
High-School Grad
3.0 sq mi
ZIP Area
6,985
Density / Sq Mi
$56,473
Median Household Income
$40,233
Median Earnings
$1,665
Median Rent
$315,200
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 - Two separate units offer four bedrooms, two full bathrooms, and a flexible owner-occupant or rental configuration.
Where is this duplex located?
The property is located at 13741 NE 20th Place North Miami Beach, FL.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Two‑unit duplex with 4 bedrooms and 2 full bathrooms; Approximately 1,678 SF living area, 1,761 SF adjusted area, and 1,902 SF total area; 5,500 SF lot with approximately 200 SF concrete patio
