Triplex with Brand-New Permitted
For Sale
$749,900
15801 NW 47th Ave, Miami Gardens, FL 33054
MULTI_FAMILY - Miami Gardens, FL
Property Size1,789 SF
Price / SF$419.17
Days on Market77
Property Features for 15801 NW 47th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 3, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 3, Bedroom 4
Parking
6
Subdivision
VENETIAN ACRES
Lot features
1/4 to 1/2 Acre Lot
Standard status
Active
APN
34-21-17-002-1065
Size
1,789 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
17 52 41 VENETIAN ACRES PB 44-92 S1/2 OF LOT 3 BLK 5 LOT SIZE 35.420 X 300 F/A/U 30-2117-002-1060 OR 20601-3594 0902 5 F/A/U 30-2117-002-106
Tax Annual Amount
7256
Legal Description
17 52 41 VENETIAN ACRES PB 44-92 S1/2 OF LOT 3 BLK 5 LOT SIZE 35.420 X 300 F/A/U 30-2117-002-1060 OR 20601-3594 0902 5 F/A/U 30-2117-002-106
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1991
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Real Estate Sales Force
(305) 392-1497
Listed By:
John Vergara · License #3291022
(305) 297-3464
Added: Jun 1
Changed: Aug 2
Last Checked: Aug 16 at 7:06PM
MLS# A12028360
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-unit triplex offers a simple, income-focused layout within a block construction building. The property includes central heating and central air conditioning, with tile flooring throughout. The home was built in 1991 and features a shingle roof. A brand-new roof was installed with permits, supporting strong physical durability for day-to-day operation.
The property is located at 15801 NW 47th Ave in Miami Gardens, in Miami-Dade County. It is zoned 0802 Multifamily 2–9 units, aligning with multifamily use and supporting both flexible occupancy strategies.
Servicing includes a septic tank for sewer, and cable is available. With 1,789 SF of total property size, this triplex provides an established residential income configuration suited to multi-tenant rental use.
The property is located at 15801 NW 47th Ave in Miami Gardens, in Miami-Dade County. It is zoned 0802 Multifamily 2–9 units, aligning with multifamily use and supporting both flexible occupancy strategies.
Servicing includes a septic tank for sewer, and cable is available. With 1,789 SF of total property size, this triplex provides an established residential income configuration suited to multi-tenant rental use.
Key Highlights
- 3‑unit triplex construction with 1,789 SF total property size
- Brand‑new roof installed with permits
- Zoned 0802 Multifamily 2–9 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
$25,536
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
3.41%
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%
$510,720
$510.7K
Cap Rate 7%
$364,800
$364.8K
Cap Rate 9%
$283,733
$283.7K
Market Conditions
NOI Build-Up for 1,789 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
$37.6K $21.00/SF
− Vacancy
−$1.1K −$0.61/SF
EGI
$36.5K $20.39/SF
− OpEx
−$10.9K −$6.12/SF
NOI
$25.5K $14.27/SF
Area
Miami Gardens, FL
Vacancy
2.90%
Lease Rate
$21.00 /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%
$510,720
Cap Rate 7%
$364,800
Cap Rate 9%
$283,733
Alternative Uses
Best Use
Multifamily LT 5
$364.8K
$319.2K – $425.6K
NOI $25,536 @ 7.0% cap · market cap 3.41%
Second Best
Apartment 5plus
$339.8K
$297.4K – $396.5K
NOI $23,788 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$532.6K
$466.0K – $621.4K
NOI $37,283 @ 7.0% cap · market cap 4.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
860
Businesses Nearby
Explore this area
Business Placement
Demographics for 33054, FL
30,352
Population
10,263
Households
3
Avg Household Size
37
Median Age
10%
College-Educated
75%
High-School Grad
8.4 sq mi
ZIP Area
3,613
Density / Sq Mi
$42,779
Median Household Income
$31,147
Median Earnings
$1,346
Median Rent
$291,700
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?
Triplex - 3-unit triplex zoned 0802 Multifamily 2–9 units with a brand-new roof installed with permits and central HVAC.
Where is this triplex located?
The property is located at 15801 NW 47th Ave Miami Gardens, FL.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 3‑unit triplex construction with 1,789 SF total property size; Brand‑new roof installed with permits; Zoned 0802 Multifamily 2–9 units
