Well-Maintained Duplex with
For Sale
$649,000
2735 NW 27th Street, Miami, FL 33142
Duplex offers two units with in-unit laundry, central A/C, and ample on-site parking with separate electric meters.
Property Size2,270 SF
Price / SF$285.90
Days on Market53
Property Features for 2735 NW 27th Street
General Information
Standard status
Active
Size
2,270 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
central A/C
in-unit washer and dryer
Building Details
Year Built
1976
Construction
CBS
Listing Agency:
Howard Chase Real Estate, LLC
(305) 532-7470
Listed By:
Catalina Tirado · License #3230954
(305) 342-4987
Source:
Lehmannflorida
Added: Jul 20
Changed: Sep 9
Last Checked: Sep 9 at 6:24AM
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 Howard Chase Real Estate, LLC
Investment Insights
Based on property information with market context.
This well-maintained duplex is built with CBS construction and features updated interiors. The property consists of two spacious units, each with more than 1,200 SF, 2 bedrooms, and 2 full bathrooms. Both units include central A/C and an in-unit washer and dryer. Tenants pay their own electricity through two separate meters, while the owner pays water through one meter.
Interior inspections and showings are available only after an executed purchase contract, and tenants should not be disturbed.
The property also presents a potential redevelopment path to a four-unit configuration, subject to zoning and development requirements that must be verified by the buyer.
Interior inspections and showings are available only after an executed purchase contract, and tenants should not be disturbed.
The property also presents a potential redevelopment path to a four-unit configuration, subject to zoning and development requirements that must be verified by the buyer.
Key Highlights
- 1976‑built duplex currently generating $4,550/month in gross rental income.
- Two spacious units, each over 1,200 SF with 2 bedrooms and 2 full bathrooms.
- Each unit includes central A/C and an in‑unit washer and dryer.
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
$45,526
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
7.01%
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%
$910,520
$910.5K
Cap Rate 7%
$650,371
$650.4K
Cap Rate 9%
$505,844
$505.8K
Market Conditions
NOI Build-Up for 2,270 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
$69.5K $30.60/SF
− Vacancy
−$4.4K −$1.95/SF
EGI
$65.0K $28.65/SF
− OpEx
−$19.5K −$8.60/SF
NOI
$45.5K $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%
$910,520
Cap Rate 7%
$650,371
Cap Rate 9%
$505,844
Alternative Uses
Best Use
Multifamily LT 5
$650.4K
$569.1K – $758.8K
NOI $45,526 @ 7.0% cap · market cap 7.01%
Second Best
Apartment 5plus
$599.1K
$524.2K – $698.9K
NOI $41,935 @ 7.0% cap · market cap 6.46%
Theoretical Best
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,259 @ 7.0% cap · market cap 16.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,314
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex offers two units with in-unit laundry, central A/C, and ample on-site parking with separate electric meters.
Where is this duplex located?
The property is located at 2735 NW 27th Street Miami, FL.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 1976‑built duplex currently generating $4,550/month in gross rental income.; Two spacious units, each over 1,200 SF with 2 bedrooms and 2 full bathrooms.; Each unit includes central A/C and an in‑unit washer and dryer.
