New Construction Two-Story
For Sale
$790,000
Pending
2729-2731 NW 44 St, Miami, FL 33142
New construction duplex with modern finishes, near Midtown and Wynwood.
Property Size2,358 SF
Days on Market269
Property Features for 2729-2731 NW 44 St
General Information
Standard status
Pending
Size
2,358 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$2,181
Building Details
Building Size
2,358 SF
Year Built
2025
Stories
2
Units
2
Listing Agency:
(305) 776-4281
Listed By:
Mohammed Chraibi · License #3394772
(305) 776-4281
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Jul 23 at 7:57AM
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 Mohammed Chraibi
Investment Insights
Based on property information with market context.
This new construction two-story duplex is set to be completed in May 2025. Each unit offers over 1,179 square feet of living space and features 3 bedrooms and 2 bathrooms. The units include 24x24 porcelain tile flooring, modern wood kitchen cabinets, and stainless-steel appliances. High-impact windows and doors are installed throughout. The property is located minutes away from Midtown, Wynwood, Downtown, Brickell, and the Airport, providing access to eateries and entertainment.
Key Highlights
- New construction duplex, ready May 2025.
- Two units, each featuring 3 bedrooms and 2 bathrooms with over 1,179 sqft of living space.
- Enjoy peace of mind with high‑impact windows and doors.
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
$47,291
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
5.99%
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%
$945,820
$945.8K
Cap Rate 7%
$675,586
$675.6K
Cap Rate 9%
$525,456
$525.5K
Market Conditions
NOI Build-Up for 2,358 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
$72.2K $30.60/SF
− Vacancy
−$4.6K −$1.95/SF
EGI
$67.6K $28.65/SF
− OpEx
−$20.3K −$8.60/SF
NOI
$47.3K $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%
$945,820
Cap Rate 7%
$675,586
Cap Rate 9%
$525,456
Alternative Uses
Best Use
Multifamily LT 5
$675.6K
$591.1K – $788.2K
NOI $47,291 @ 7.0% cap · market cap 5.99%
Second Best
Apartment 5plus
$622.3K
$544.5K – $726.0K
NOI $43,560 @ 7.0% cap · market cap 5.51%
Theoretical Best
Specialty Retail
$1.59M
$1.39M – $1.86M
NOI $111,417 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,437
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 - New construction duplex with modern finishes, near Midtown and Wynwood.
Where is this duplex located?
The property is located at 2729-2731 NW 44 St Miami, FL.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: New construction duplex, ready May 2025.; Two units, each featuring 3 bedrooms and 2 bathrooms with over 1,179 sqft of living space.; Enjoy peace of mind with high‑impact windows and doors.
