Duplex with In-Unit
New
For Sale
$749,000
1457-1459 NW 2nd Avenue, Florida City, FL 33034
Both residences offer three bedrooms, an open living area, and dedicated laundry appliances.
Property Size2,820 SF
Price / SF$290.09
Days on Market4
Property Features for 1457-1459 NW 2nd Avenue
General Information
Standard status
Active
Size
2,820 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
R2
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$1,019
Building Details
Building Size
2,820 SF
Year Built
2025
Stories
2
Listing Agency:
Florida Realty of Miami Corp
Listed By:
Brinnibert Pimentel PA · License #3412731
(786) 803-7803
Source:
Laerrealty
Added: Sep 28
Last Checked: Sep 30 at 10:01AM
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 Florida Realty of Miami Corp
Investment Insights
Based on property information with market context.
Built in 2025, this duplex contains two residences with a combined 2,582 square feet. Each unit has three bedrooms, two full bathrooms, and a half bathroom, along with an open-concept living area and its own washer and dryer. The property provides parking for multiple vehicles.
The property is zoned R2 and has no HOA. Section 8 approval is noted.
The property is zoned R2 and has no HOA. Section 8 approval is noted.
Key Highlights
- Two‑unit duplex built in 2025 with 2,582 square feet
- Each unit has 3 bedrooms, 2 full bathrooms, and 1 half bathroom
- Washer and dryer provided in both units
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
$43,041
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
5.75%
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%
$860,820
$860.8K
Cap Rate 7%
$614,871
$614.9K
Cap Rate 9%
$478,233
$478.2K
Market Conditions
NOI Build-Up for 2,582 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
$65.1K $25.20/SF
− Vacancy
−$3.6K −$1.39/SF
EGI
$61.5K $23.81/SF
− OpEx
−$18.4K −$7.14/SF
NOI
$43.0K $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%
$860,820
Cap Rate 7%
$614,871
Cap Rate 9%
$478,233
Alternative Uses
Best Use
Multifamily LT 5
$614.9K
$538.0K – $717.4K
NOI $43,041 @ 7.0% cap · market cap 5.75%
Second Best
Apartment 5plus
$567.3K
$496.4K – $661.8K
NOI $39,709 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,697 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,389
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 - Both residences offer three bedrooms, an open living area, and dedicated laundry appliances.
Where is this duplex located?
The property is located at 1457-1459 NW 2nd Avenue Florida City, FL.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2025 with 2,582 square feet; Each unit has 3 bedrooms, 2 full bathrooms, and 1 half bathroom; Washer and dryer provided in both units
