Multifamily Income
For Sale
$1,149,900
1761 Ali Baba Avenue, Opa Locka, FL 33054
Multifamily income property currently underperforming, with one month-to-month unit occupied.
Property Size3,980 SF
Price / SF$288.92
Days on Market47
Property Features for 1761 Ali Baba Avenue
General Information
Standard status
Active
Size
3,980 SF
Property subtype
Multi Family
Building Details
Year Built
1958
Listing Agency:
VantaSure Realty LLC
(954) 461-5734
Listed By:
Desare A Kohn-Laski PA · License #B26063739
(954) 529-9203
Source:
Lehmannflorida
Added: Jul 20
Changed: Sep 3
Last Checked: Sep 2 at 7:42PM
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 VantaSure Realty LLC
Investment Insights
Based on property information with market context.
This multifamily income property is currently underperforming, with one month-to-month unit occupied. The remaining units are not currently described as occupied in the provided information, creating a leasing and operations scenario with limited near-term occupancy.
The property is located at 1761 Ali Baba Ave in Opa Locka, Florida. The asset is offered for sale as a residential income investment within South Florida.
The property is located at 1761 Ali Baba Ave in Opa Locka, Florida. The asset is offered for sale as a residential income investment within South Florida.
Key Highlights
- Multifamily income property built in 1958
- Currently underperforming with only one occupied month‑to‑month unit
- Month‑to‑month occupancy provides operational flexibility for lease‑up and income stabilization
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
$73,524
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
6.39%
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%
$1,470,480
$1.5M
Cap Rate 7%
$1,050,343
$1.1M
Cap Rate 9%
$816,933
$816.9K
Market Conditions
NOI Build-Up for 3,980 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
$143.3K $36.00/SF
− Vacancy
−$9.6K −$2.41/SF
EGI
$133.7K $33.59/SF
− OpEx
−$60.2K −$15.11/SF
NOI
$73.5K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,470,480
Cap Rate 7%
$1,050,343
Cap Rate 9%
$816,933
Alternative Uses
Best Use
Apartment 5plus
$1.05M
$919.1K – $1.23M
NOI $73,524 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.69M
$2.35M – $3.13M
NOI $188,057 @ 7.0% cap · market cap 16.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
580
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?
Multifamily property - Multifamily income property currently underperforming, with one month-to-month unit occupied.
Where is this multifamily property located?
The property is located at 1761 Ali Baba Avenue Opa Locka, FL.
What is the asking price?
The asking price for this property is $1,149,900.
What are key features of this property?
This property features: Multifamily income property built in 1958; Currently underperforming with only one occupied month‑to‑month unit; Month‑to‑month occupancy provides operational flexibility for lease‑up and income stabilization
