Quadplex with Separate Living
For Sale
$1,245,000
250 NW 63rd Ct, Miami, FL 33126
Residential Income, Miami, FL
Property Size3,338 SF
Price / SF$372.98
Days on Market61
Property Features for 250 NW 63rd Ct
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning description
0100
Bedrooms
8
Full bathrooms
5
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 6, Bedroom 7, Bedroom 3, Bedroom 4, Bathroom 4, Bathroom 3, Bedroom 5, Bedroom 8, Bathroom 5
Parking
6
Patio and Porch features
Patio
Exterior features
Fence, Lighting, Patio
Fencing
Fenced
Subdivision
WINONA PARK
Lot features
< 1/4 Acre
Directions
Flagler Street, North on 64 Avenue, East on NW 2 Street, North on 63 Court, property on West side of street.
Standard status
Active
APN
01-40-01-021-1471
Size
3,338 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
1 54 40 WINONA PARK PB 14-64 LOT 5 BLK 14 LOT SIZE SITE VALUE OR 20853-1997 12/2002 4 COC 26190-0925 01 2008 5
Tax Annual Amount
13121
Legal Description
1 54 40 WINONA PARK PB 14-64 LOT 5 BLK 14 LOT SIZE SITE VALUE OR 20853-1997 12/2002 4 COC 26190-0925 01 2008 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Wall Furnace, Electric (Heating), Central
Cooling system
Electric, Ceiling Fan(s), Central Air
Building Details
Year built
1959
Floors in Building
2
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
BHHS EWM Realty
(305) 960-2400
Listed By:
Nelly David PA · License #0690899
(305) 807-0580
Added: Jun 29
Changed: Aug 26
Last Checked: Aug 28 at 7:06PM
MLS# A11899571
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,338-square-foot quadplex, built in 1959, contains four distinct residential units. The property includes a single-story three-bedroom, two-bath unit; a detached two-story three-bedroom, one-bath unit; a one-bedroom, one-bath unit with a den; and a detached single-story one-bedroom, one-bath unit. Separate living areas support flexible occupancy across the property.
The site includes on-site parking, fencing, exterior lighting, and a patio. Construction is block, with tile flooring, shingle roofing, central air, ceiling fans, and multiple heating systems. Public sewer and cable availability are also in place.
Located in Miami, the property is near Miami International Airport, major expressways, shopping, and restaurants.
The site includes on-site parking, fencing, exterior lighting, and a patio. Construction is block, with tile flooring, shingle roofing, central air, ceiling fans, and multiple heating systems. Public sewer and cable availability are also in place.
Located in Miami, the property is near Miami International Airport, major expressways, shopping, and restaurants.
Key Highlights
- 3,338‑square‑foot quadplex built in 1959
- Four units with 3‑bedroom, 2‑bath; 3‑bedroom, 1‑bath; 1‑bedroom plus den; and 1‑bedroom layouts
- Detached two‑story 3‑bedroom, 1‑bath unit
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
$66,945
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
5.38%
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%
$1,338,900
$1.3M
Cap Rate 7%
$956,357
$956.4K
Cap Rate 9%
$743,833
$743.8K
Market Conditions
NOI Build-Up for 3,338 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
$102.1K $30.60/SF
− Vacancy
−$6.5K −$1.95/SF
EGI
$95.6K $28.65/SF
− OpEx
−$28.7K −$8.60/SF
NOI
$66.9K $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%
$1,338,900
Cap Rate 7%
$956,357
Cap Rate 9%
$743,833
Alternative Uses
Best Use
Multifamily LT 5
$956.4K
$836.8K – $1.12M
NOI $66,945 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$880.9K
$770.8K – $1.03M
NOI $61,664 @ 7.0% cap · market cap 4.95%
Theoretical Best
Specialty Retail
$2.25M
$1.97M – $2.63M
NOI $157,722 @ 7.0% cap · market cap 12.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,584
Businesses Nearby
Explore this area
Business Placement
Demographics for 33126, FL
48,751
Population
19,725
Households
2.5
Avg Household Size
44
Median Age
28%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
9,028
Density / Sq Mi
$55,722
Median Household Income
$32,607
Median Earnings
$1,651
Median Rent
$299,800
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?
Quadplex - Four residential units offer varied layouts, on-site parking, and individual living areas for rental or owner-occupancy use.
Where is this quadplex located?
The property is located at 250 NW 63rd Ct Miami, FL.
What is the asking price?
The asking price for this property is $1,245,000.
What are key features of this property?
This property features: 3,338‑square‑foot quadplex built in 1959; Four units with 3‑bedroom, 2‑bath; 3‑bedroom, 1‑bath; 1‑bedroom plus den; and 1‑bedroom layouts; Detached two‑story 3‑bedroom, 1‑bath unit
