Two-Unit Duplex with Separate Street
New
For Sale
$675,000
2472 NW 65th Street, Miami, FL 33147
Each residence includes a full appliance package and its own street-facing orientation.
Property Size1,868 SF
Days on Market5
Property Features for 2472 NW 65th Street
General Information
Standard status
Active
Size
1,868 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,076
Building Details
Building Size
1,868 SF
Year Built
2014
Buildings
1
Listing Agency:
Olde Towne Inter'l Rlty
Listed By:
Jose A Ortiz · License #0384350
(305) 785-4586
Source:
Silverleafrealtygroup
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 9:20AM
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 Olde Towne Inter'l Rlty
Investment Insights
Based on property information with market context.
Built in 2014, this duplex contains two residences, each with three bedrooms and two bathrooms. The homes face different streets, with one oriented toward 64th Street and the other toward 65th Street. Both include a refrigerator, range, microwave, washer and dryer.
The property is in Miami, with access to I-95 and proximity to Miami International Airport, PortMiami and Downtown Miami. Shopping, dining and entertainment are also nearby.
The property is in Miami, with access to I-95 and proximity to Miami International Airport, PortMiami and Downtown Miami. Shopping, dining and entertainment are also nearby.
Key Highlights
- Two residences, each with 3 bedrooms and 2 bathrooms
- Built in 2014
- Separate street orientations: one residence faces 64th Street and the other faces 65th Street
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
$37,464
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
5.55%
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%
$749,280
$749.3K
Cap Rate 7%
$535,200
$535.2K
Cap Rate 9%
$416,267
$416.3K
Market Conditions
NOI Build-Up for 1,868 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
$57.2K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$53.5K $28.65/SF
− OpEx
−$16.1K −$8.60/SF
NOI
$37.5K $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%
$749,280
Cap Rate 7%
$535,200
Cap Rate 9%
$416,267
Alternative Uses
Best Use
Multifamily LT 5
$535.2K
$468.3K – $624.4K
NOI $37,464 @ 7.0% cap · market cap 5.55%
Second Best
Apartment 5plus
$493.0K
$431.4K – $575.1K
NOI $34,508 @ 7.0% cap · market cap 5.11%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,264 @ 7.0% cap · market cap 13.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
804
Businesses Nearby
Explore this area
Business Placement
Demographics for 33147, FL
48,823
Population
16,220
Households
3
Avg Household Size
39
Median Age
15%
College-Educated
77%
High-School Grad
7.2 sq mi
ZIP Area
6,781
Density / Sq Mi
$47,728
Median Household Income
$33,385
Median Earnings
$1,359
Median Rent
$301,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Each residence includes a full appliance package and its own street-facing orientation.
Where is this duplex located?
The property is located at 2472 NW 65th Street Miami, FL.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two residences, each with 3 bedrooms and 2 bathrooms; Built in 2014; Separate street orientations: one residence faces 64th Street and the other faces 65th Street
