Duplex With Separate
For Sale
$555,000
1780 NW 49th Street, Miami, FL 33142
Two independent living spaces offer flexible occupancy and separate outdoor areas.
Property Size1,040 SF
Days on Market8
Property Features for 1780 NW 49th Street
General Information
Standard status
Active
Size
1,040 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,177
Amenities
fenced-in yards
washer/dryer
Building Details
Building Size
1,040 SF
Year Built
1940
Listing Agency:
AV Capital Advisors, LLC.
(786) 326-8655
Listed By:
Vanessa Gala · License #3257319
(786) 326-8655
Source:
Silverleafrealtygroup
Added: Aug 11
Changed: Aug 16
Last Checked: Aug 18 at 5:09AM
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 AV Capital Advisors, LLC.
Investment Insights
Based on property information with market context.
This duplex at 1780 NW 49th Street includes a 2BR/1BA main residence and a separate 1BR/1BA ADU. Each living space has its own brand-new fenced-in yard and washer/dryer, creating distinct residential areas within the property. The home was built in 1940.
The property is in Miami’s Allapattah area, with access to Metrorail, Miami International Airport, Downtown, Brickell, and major employment centers. I-95 and SR-112 provide connections throughout South Florida, while the Health District, Wynwood, Midtown, and the Miami Design District are within easy reach.
The two-residence configuration supports multiple occupancy arrangements, including living in one space while using the other separately, subject to applicable regulations.
The property is in Miami’s Allapattah area, with access to Metrorail, Miami International Airport, Downtown, Brickell, and major employment centers. I-95 and SR-112 provide connections throughout South Florida, while the Health District, Wynwood, Midtown, and the Miami Design District are within easy reach.
The two-residence configuration supports multiple occupancy arrangements, including living in one space while using the other separately, subject to applicable regulations.
Key Highlights
- 2BR/1BA main residence plus separate 1BR/1BA ADU
- Each living space includes a brand‑new fenced‑in yard
- Separate washer/dryer provided for both living spaces
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
$20,858
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
3.76%
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%
$417,160
$417.2K
Cap Rate 7%
$297,971
$298.0K
Cap Rate 9%
$231,756
$231.8K
Market Conditions
NOI Build-Up for 1,040 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
$31.8K $30.60/SF
− Vacancy
−$2.0K −$1.95/SF
EGI
$29.8K $28.65/SF
− OpEx
−$8.9K −$8.60/SF
NOI
$20.9K $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%
$417,160
Cap Rate 7%
$297,971
Cap Rate 9%
$231,756
Alternative Uses
Best Use
Multifamily LT 5
$298.0K
$260.7K – $347.6K
NOI $20,858 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$274.5K
$240.2K – $320.2K
NOI $19,212 @ 7.0% cap · market cap 3.46%
Theoretical Best
Specialty Retail
$702.0K
$614.3K – $819.0K
NOI $49,140 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
942
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
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 - Two independent living spaces offer flexible occupancy and separate outdoor areas.
Where is this duplex located?
The property is located at 1780 NW 49th Street Miami, FL.
What is the asking price?
The asking price for this property is $555,000.
What are key features of this property?
This property features: 2BR/1BA main residence plus separate 1BR/1BA ADU; Each living space includes a brand‑new fenced‑in yard; Separate washer/dryer provided for both living spaces
