Two-Property Duplex
For Sale
$919,500
1781 Northwest 19th Street, Miami, FL 33125
Two adjacent residential income properties provide separate fenced outdoor areas, parking, and varied unit configurations.
Property Size2,295 SF
Price / SF$400.65
Days on Market195
Property Features for 1781 Northwest 19th Street
General Information
Standard status
Active
Size
2,295 SF
Property subtype
Multi-Family Income / Duplex
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,778
Building Details
Year Built
1955
Buildings
2
Listing Agency:
Real Estate TeamMates
(305) 357-5550
Listed By:
Luis Gonzalez · License #0644564
(305) 357-5550
Source:
Compass
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 31 at 9:57PM
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 Real Estate TeamMates
Investment Insights
Based on property information with market context.
This offering includes two adjacent duplex properties with a combined property size listed at 2,295 and a 1955 construction date. The first property has a three-bedroom, two-bathroom configuration, while the second provides three bedrooms and one bathroom. Each property is fenced and includes parking and a yard, creating distinct residential settings with separate access points on adjacent streets.
The properties are located in Miami’s Allapattah neighborhood, with proximity to Wynwood, Downtown Miami, the Miami River District, Jackson Memorial, and SR 836. The two-building arrangement supports separate occupancy and access across the offering while retaining the convenience of a single acquisition.
The properties are located in Miami’s Allapattah neighborhood, with proximity to Wynwood, Downtown Miami, the Miami River District, Jackson Memorial, and SR 836. The two-building arrangement supports separate occupancy and access across the offering while retaining the convenience of a single acquisition.
Key Highlights
- Two adjacent duplex properties offered together
- Property 1 includes 3 bedrooms and 2 bathrooms
- Property 2 includes 3 bedrooms and 1 bathroom
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
$46,027
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
5.01%
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%
$920,540
$920.5K
Cap Rate 7%
$657,529
$657.5K
Cap Rate 9%
$511,411
$511.4K
Market Conditions
NOI Build-Up for 2,295 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
$70.2K $30.60/SF
− Vacancy
−$4.5K −$1.95/SF
EGI
$65.8K $28.65/SF
− OpEx
−$19.7K −$8.60/SF
NOI
$46.0K $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%
$920,540
Cap Rate 7%
$657,529
Cap Rate 9%
$511,411
Alternative Uses
Best Use
Multifamily LT 5
$657.5K
$575.3K – $767.1K
NOI $46,027 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$605.7K
$530.0K – $706.6K
NOI $42,396 @ 7.0% cap · market cap 4.61%
Theoretical Best
Specialty Retail
$1.55M
$1.36M – $1.81M
NOI $108,440 @ 7.0% cap · market cap 11.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,776
Businesses Nearby
Explore this area
Business Placement
Demographics for 33125, FL
53,507
Population
22,496
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
69%
High-School Grad
3.9 sq mi
ZIP Area
13,720
Density / Sq Mi
$40,940
Median Household Income
$30,648
Median Earnings
$1,427
Median Rent
$377,600
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 adjacent residential income properties provide separate fenced outdoor areas, parking, and varied unit configurations.
Where is this duplex located?
The property is located at 1781 Northwest 19th Street Miami, FL.
What is the asking price?
The asking price for this property is $919,500.
What are key features of this property?
This property features: Two adjacent duplex properties offered together; Property 1 includes 3 bedrooms and 2 bathrooms; Property 2 includes 3 bedrooms and 1 bathroom
