North Miami Beach Income
For Sale
$730,000
2540 NE 181st St, North Miami Beach, FL 33160
Fully occupied duplex near Aventura Mall, generating stable rental income.
Property Size1,911 SF
Days on Market278
Property Features for 2540 NE 181st St
General Information
Standard status
Active
Size
1,911 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$9,296
Building Details
Building Size
1,911 SF
Year Built
1970
Stories
1
Listing Agency:
Beachfront Realty, Inc
Listed By:
Maytal Brosh · License #3267851
(305) 370-9365
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 14
Last Checked: Sep 1 at 10:34PM
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 Beachfront Realty, Inc
Investment Insights
Based on property information with market context.
This fully occupied duplex is located in North Miami Beach. The property includes two units: one 3-bedroom, 1-bath unit and one 2-bedroom, 1-bath unit. Each unit has a private entrance and separate FPL electric meters. Both units are leased on annual terms, with rents of $2,650 and $1,900 per month respectively, providing rental income. The property also features parking and a fenced yard. Its location offers proximity to Aventura Mall, Sunny Isles Beach, major highways, schools, and parks.
Key Highlights
- Fully occupied duplex generating immediate rental income.
- Strong monthly income of $4,550 from both units.
- Two units: one 3‑bedroom/1‑bath and one 2‑bedroom/1‑bath.
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
$31,856
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
4.36%
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%
$637,120
$637.1K
Cap Rate 7%
$455,086
$455.1K
Cap Rate 9%
$353,956
$354.0K
Market Conditions
NOI Build-Up for 1,911 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
$48.2K $25.20/SF
− Vacancy
−$2.6K −$1.39/SF
EGI
$45.5K $23.81/SF
− OpEx
−$13.7K −$7.14/SF
NOI
$31.9K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$637,120
Cap Rate 7%
$455,086
Cap Rate 9%
$353,956
Alternative Uses
Best Use
Multifamily LT 5
$455.1K
$398.2K – $530.9K
NOI $31,856 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$419.9K
$367.4K – $489.8K
NOI $29,390 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$969.5K
$848.3K – $1.13M
NOI $67,867 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,721
Businesses Nearby
Explore this area
Business Placement
Demographics for 33160, FL
44,085
Population
33,749
Households
1.3
Avg Household Size
48
Median Age
49%
College-Educated
93%
High-School Grad
4.4 sq mi
ZIP Area
10,019
Density / Sq Mi
$62,413
Median Household Income
$43,035
Median Earnings
$1,990
Median Rent
$360,200
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 - Fully occupied duplex near Aventura Mall, generating stable rental income.
Where is this duplex located?
The property is located at 2540 NE 181st St North Miami Beach, FL.
What is the asking price?
The asking price for this property is $730,000.
What are key features of this property?
This property features: Fully occupied duplex generating immediate rental income.; Strong monthly income of $4,550 from both units.; Two units: one **3‑bedroom/1‑bath** and one **2‑bedroom/1‑bath**.
