Two-Unit Residential
For Sale
$625,000
1858 Southwest 5th Street, Miami, FL 33135
Little Havana property near Brickell and Downtown Miami, with supermarkets, restaurants, cafés, and shops within walking distance.
Property Size1,026 SF
Price / SF$609.16
Days on Market595
Property Features for 1858 Southwest 5th Street
General Information
Standard status
Active
Size
1,026 SF
Property subtype
Multi-Family Income / Duplex
Zoning
T4-R
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$14,549
Building Details
Year Built
1938
Listing Agency:
Fausto Commercial Realty Consultants Inc
(786) 748-7373
Listed By:
Elisa Barriga Alfaro · License #3462025
(786) 748-7373
Source:
Compass
Added: Jan 12, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:26PM
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 Fausto Commercial Realty Consultants Inc
Investment Insights
Based on property information with market context.
This two-unit residential property contains 1,026 square feet and was built in 1938. The duplex is currently occupied by the owner and family, presenting a configuration with separate residential units. T4-R zoning is identified for the property.
The address is in Little Havana, with access to Brickell, Downtown Miami, and I-95. Supermarkets, restaurants, cafés, and local shops are within walking distance. The property is also positioned near established Miami urban districts and neighborhood services.
The address is in Little Havana, with access to Brickell, Downtown Miami, and I-95. Supermarkets, restaurants, cafés, and local shops are within walking distance. The property is also positioned near established Miami urban districts and neighborhood services.
Key Highlights
- Two‑unit residential duplex with 1,026 square feet
- Built in 1938
- T4‑R zoning
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
$20,577
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
3.29%
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%
$411,540
$411.5K
Cap Rate 7%
$293,957
$294.0K
Cap Rate 9%
$228,633
$228.6K
Market Conditions
NOI Build-Up for 1,026 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
$31.4K $30.60/SF
− Vacancy
−$2.0K −$1.95/SF
EGI
$29.4K $28.65/SF
− OpEx
−$8.8K −$8.60/SF
NOI
$20.6K $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%
$411,540
Cap Rate 7%
$293,957
Cap Rate 9%
$228,633
Alternative Uses
Best Use
Multifamily LT 5
$294.0K
$257.2K – $343.0K
NOI $20,577 @ 7.0% cap · market cap 3.29%
Second Best
Apartment 5plus
$270.8K
$236.9K – $315.9K
NOI $18,954 @ 7.0% cap · market cap 3.03%
Theoretical Best
Specialty Retail
$692.6K
$606.0K – $808.0K
NOI $48,479 @ 7.0% cap · market cap 7.76%
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
1,100
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
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?
Duplex - Little Havana property near Brickell and Downtown Miami, with supermarkets, restaurants, cafés, and shops within walking distance.
Where is this duplex located?
The property is located at 1858 Southwest 5th Street Miami, FL.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑unit residential duplex with 1,026 square feet; Built in 1938; T4‑R zoning
