Three-Residence Duplex
New
For Sale
$750,000
1526 NE 135th St, North Miami, FL 33161
Residential Income, North Miami, FL
Property Size2,526 SF
Price / SF$296.91
Days on Market2
Property Features for 1526 NE 135th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
0400
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 3
Parking
6
Subdivision
GREEN OAKS
Lot features
Corner Lot
Standard status
Active
APN
06-22-29-022-0320
Size
2,526 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
GREEN OAKS PB 46-78 LOT 6 BLK 3 LOT SIZE 75.000 X 176 OR 18600-3212 04 1999 4 COC 25310-2512 12 2006 1
Tax Annual Amount
10235
Legal Description
GREEN OAKS PB 46-78 LOT 6 BLK 3 LOT SIZE 75.000 X 176 OR 18600-3212 04 1999 4 COC 25310-2512 12 2006 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
shared backyard
custom garden
Building Details
Year built
1948
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Frame
Roof type
Shingle
Listing Agency:
Real Estate Sales Force
(305) 392-1497
Listed By:
Raphael Lindor · License #3360730
(786) 921-6182
Added: Sep 15
Last Checked: Sep 16 at 12:06AM
MLS# A12089346
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 2,526-square-foot duplex property contains three independent residences. Two units provide two bedrooms and one bathroom each, while the additional residence offers one bedroom, one bathroom, and a compact kitchen. The property was built in 1948 and includes ceramic tile flooring, central heating, central air, a shingle roof, and public sewer service. A new roof has been added, and a new driveway is planned.
Set on a double corner lot at 1526 NE 135th St, the property includes a shared backyard with fruit trees and vegetable plantings. Its North Miami setting places it near Biscayne Boulevard, shopping, dining, parks, schools, and daily services, with access toward Aventura, Miami Beach, and major roadways.
Set on a double corner lot at 1526 NE 135th St, the property includes a shared backyard with fruit trees and vegetable plantings. Its North Miami setting places it near Biscayne Boulevard, shopping, dining, parks, schools, and daily services, with access toward Aventura, Miami Beach, and major roadways.
Key Highlights
- Three separate residences: two 2‑bedroom, 1‑bath units plus a 1‑bedroom, 1‑bath unit
- 2,526 square feet on a double corner lot
- Additional unit includes a compact kitchen
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
$42,108
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
5.61%
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%
$842,160
$842.2K
Cap Rate 7%
$601,543
$601.5K
Cap Rate 9%
$467,867
$467.9K
Market Conditions
NOI Build-Up for 2,526 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
$63.7K $25.20/SF
− Vacancy
−$3.5K −$1.39/SF
EGI
$60.2K $23.81/SF
− OpEx
−$18.0K −$7.14/SF
NOI
$42.1K $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%
$842,160
Cap Rate 7%
$601,543
Cap Rate 9%
$467,867
Alternative Uses
Best Use
Multifamily LT 5
$601.5K
$526.4K – $701.8K
NOI $42,108 @ 7.0% cap · market cap 5.61%
Second Best
Apartment 5plus
$555.0K
$485.6K – $647.5K
NOI $38,848 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,708 @ 7.0% cap · market cap 11.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,836
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Income-producing residential property with separate living spaces, central cooling, and a shared outdoor area in North Miami.
Where is this duplex located?
The property is located at 1526 NE 135th St North Miami, FL.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Three separate residences: two 2‑bedroom, 1‑bath units plus a 1‑bedroom, 1‑bath unit; 2,526 square feet on a double corner lot; Additional unit includes a compact kitchen
