Two-Unit Duplex
For Sale
$680,000
Pending
14801-03 NE 7th Avenue, Miami, FL 33161
Each residence provides three bedrooms, two bathrooms, and a functional layout for rental occupancy.
Property Size2,356 SF
Days on Market23
Property Features for 14801-03 NE 7th Avenue
General Information
Standard status
Pending
Size
2,356 SF
Property subtype
Duplex
Building Details
Year Built
1992
Listing Agency:
The Pampas Real Estate Group, LLC.
(561) 234-7771
Listed By:
Luis Compagno Cabral · License #3428448
(561) 846-0861
Source:
Lehmannflorida
Added: Aug 24
Changed: Sep 15
Last Checked: Sep 15 at 6:40AM
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 The Pampas Real Estate Group, LLC.
Investment Insights
Based on property information with market context.
This two-unit duplex property contains 2,356 square feet and was built in 1992. Each residence is configured with three bedrooms and two bathrooms, providing a consistent layout across both units. The property is positioned near shops, schools, and main roads in Miami, with the address at 14801-03 NE 7th Avenue. Its duplex configuration and residential floor plans support rental use, while the matching bedroom and bathroom count creates a straightforward property profile for evaluating both residences together.
Key Highlights
- Two‑unit duplex configuration
- Each unit includes 3 bedrooms and 2 bathrooms
- 2,356 square feet of property size
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
$47,251
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
6.95%
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%
$945,020
$945.0K
Cap Rate 7%
$675,014
$675.0K
Cap Rate 9%
$525,011
$525.0K
Market Conditions
NOI Build-Up for 2,356 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
$72.1K $30.60/SF
− Vacancy
−$4.6K −$1.95/SF
EGI
$67.5K $28.65/SF
− OpEx
−$20.3K −$8.60/SF
NOI
$47.3K $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%
$945,020
Cap Rate 7%
$675,014
Cap Rate 9%
$525,011
Alternative Uses
Best Use
Multifamily LT 5
$675.0K
$590.6K – $787.5K
NOI $47,251 @ 7.0% cap · market cap 6.95%
Second Best
Apartment 5plus
$621.8K
$544.0K – $725.4K
NOI $43,523 @ 7.0% cap · market cap 6.40%
Theoretical Best
Specialty Retail
$1.59M
$1.39M – $1.86M
NOI $111,322 @ 7.0% cap · market cap 16.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
480
Businesses Nearby
Explore this area
Business Placement
Demographics for 33161, FL
53,015
Population
18,912
Households
2.8
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
5.5 sq mi
ZIP Area
9,639
Density / Sq Mi
$55,265
Median Household Income
$34,311
Median Earnings
$1,494
Median Rent
$376,500
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 - Each residence provides three bedrooms, two bathrooms, and a functional layout for rental occupancy.
Where is this duplex located?
The property is located at 14801-03 NE 7th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; Each unit includes 3 bedrooms and 2 bathrooms; 2,356 square feet of property size
