Renovated Duplex with Efficiency
For Sale
$900,000
250 Northwest 34th Avenue, Miami, FL 33125
Three living spaces provide separate entrances and a fully leased residential income profile.
Property Size1,854 SF
Price / SF$485.44
Days on Market174
Property Features for 250 Northwest 34th Avenue
General Information
Standard status
Active
Size
1,854 SF
Property subtype
Multi-Family Income / Duplex
Occupancy
100%
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$10,000
Building Details
Year Built
1947
Listing Agency:
Happy Homes Realty Group
(786) 613-0611
Listed By:
Amaryllis Betancourt · License #3621335
(786) 613-0611
Source:
Compass
Added: Mar 12
Changed: Aug 31
Last Checked: Aug 31 at 9:48PM
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 Happy Homes Realty Group
Investment Insights
Based on property information with market context.
This Miami duplex includes two primary units plus an additional efficiency unit, creating three separate living spaces within the property. The main units have private entrances, comfortable interiors, and renovated finishes. The property was built in 1947 and measures 1,854 square feet.
All units are currently rented, providing an established residential income configuration. The property is located at 250 Northwest 34th Avenue in Miami, near Marlins Stadium, a casino, major highways, and a soccer stadium under development. Its duplex layout with an added efficiency unit offers flexibility for investors or an owner occupant.
All units are currently rented, providing an established residential income configuration. The property is located at 250 Northwest 34th Avenue in Miami, near Marlins Stadium, a casino, major highways, and a soccer stadium under development. Its duplex layout with an added efficiency unit offers flexibility for investors or an owner occupant.
Key Highlights
- Duplex configuration with an additional efficiency unit
- 1,854 square feet of property size
- Built in 1947
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
$37,183
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
4.13%
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%
$743,660
$743.7K
Cap Rate 7%
$531,186
$531.2K
Cap Rate 9%
$413,144
$413.1K
Market Conditions
NOI Build-Up for 1,854 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
$56.7K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$53.1K $28.65/SF
− OpEx
−$15.9K −$8.60/SF
NOI
$37.2K $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%
$743,660
Cap Rate 7%
$531,186
Cap Rate 9%
$413,144
Alternative Uses
Best Use
Multifamily LT 5
$531.2K
$464.8K – $619.7K
NOI $37,183 @ 7.0% cap · market cap 4.13%
Second Best
Apartment 5plus
$489.3K
$428.1K – $570.8K
NOI $34,250 @ 7.0% cap · market cap 3.81%
Theoretical Best
Specialty Retail
$1.25M
$1.10M – $1.46M
NOI $87,602 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,267
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 - Three living spaces provide separate entrances and a fully leased residential income profile.
Where is this duplex located?
The property is located at 250 Northwest 34th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Duplex configuration with an additional efficiency unit; 1,854 square feet of property size; Built in 1947
