Duplex with Separate
For Sale
$799,999
2610 NW 33rd St, Miami, FL 33142
Two separate homes offer flexible residential configurations with tiled interiors and outdoor space for gatherings.
Property Size2,659 SF
Days on Market174
Property Features for 2610 NW 33rd St
General Information
Standard status
Active
Size
2,659 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 4BR/3BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,217
Amenities
outdoor space
Building Details
Building Size
2,659 SF
Year Built
1941
Listing Agency:
Coldwell Banker Realty
(305) 490-3730
Listed By:
Sharda Kunath · License #0670268
Source:
Relinkre
Added: Mar 9
Changed: Aug 28
Last Checked: Aug 24 at 12:00PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This duplex, built in 1941, contains two separate homes with independent water and electric meters. The front residence includes 3 bedrooms and 1.5 baths, while the rear residence offers 4 bedrooms and 3 baths along with a private entrance. Tile flooring extends throughout the property, and outdoor space provides room for small gatherings. A newer roof is also noted.
Key Highlights
- Two separate homes within one duplex property
- Independent water and electric meters for each home
- Front home includes 3 bedrooms and 1.5 baths
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
$53,328
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
6.67%
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%
$1,066,560
$1.1M
Cap Rate 7%
$761,829
$761.8K
Cap Rate 9%
$592,533
$592.5K
Market Conditions
NOI Build-Up for 2,659 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
$81.4K $30.60/SF
− Vacancy
−$5.2K −$1.95/SF
EGI
$76.2K $28.65/SF
− OpEx
−$22.9K −$8.60/SF
NOI
$53.3K $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%
$1,066,560
Cap Rate 7%
$761,829
Cap Rate 9%
$592,533
Alternative Uses
Best Use
Multifamily LT 5
$761.8K
$666.6K – $888.8K
NOI $53,328 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$701.7K
$614.0K – $818.7K
NOI $49,121 @ 7.0% cap · market cap 6.14%
Theoretical Best
Specialty Retail
$1.79M
$1.57M – $2.09M
NOI $125,639 @ 7.0% cap · market cap 15.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,539
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
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 - Two separate homes offer flexible residential configurations with tiled interiors and outdoor space for gatherings.
Where is this duplex located?
The property is located at 2610 NW 33rd St Miami, FL.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Two separate homes within one duplex property; Independent water and electric meters for each home; Front home includes 3 bedrooms and 1.5 baths
