Renovated Duplex with
For Sale
$849,999
275 W 13 St, Hialeah, FL 33010
Two separate residences provide distinct kitchens, updated interiors, and flexible occupancy options.
Property Size2,339 SF
Lot Size0.20 Acres
Days on Market9
Property Features for 275 W 13 St
General Information
Standard status
Active
Size
2,339 SF
Lot size
0.20 Acres
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/2.5BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,771
Amenities
pool
Building Details
Building Size
2,339 SF
Year Built
1960
Listing Agency:
The Keyes Company
(954) 804-2821
Listed By:
Miguel Figueiras · License #3302716
Source:
Relinkre
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 24 at 7:07AM
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 The Keyes Company
Investment Insights
Based on property information with market context.
This 2,339-square-foot duplex includes a main residence and a separate rear dwelling. The primary home offers 2 bedrooms, 2.5 baths, a remodeled kitchen with quartz countertops and shaker cabinetry, porcelain flooring, and updated bathrooms. The rear residence contains 1 bedroom, 1 bath, and its own kitchen, creating physical separation between the two living areas.
The property sits on an 8,910-square-foot lot at 275 W 13 Street in Hialeah, Florida. Improvements include impact windows and doors, a new hurricane-impact garage door and opener, privacy fencing, a circular driveway, and ample parking. Outdoor features include a fully resurfaced pool, updated pool equipment, and refreshed exterior areas. Built in 1960 and identified with zoning code 0100, the property combines separate residential spaces with substantial interior and exterior updates.
The property sits on an 8,910-square-foot lot at 275 W 13 Street in Hialeah, Florida. Improvements include impact windows and doors, a new hurricane-impact garage door and opener, privacy fencing, a circular driveway, and ample parking. Outdoor features include a fully resurfaced pool, updated pool equipment, and refreshed exterior areas. Built in 1960 and identified with zoning code 0100, the property combines separate residential spaces with substantial interior and exterior updates.
Key Highlights
- 2,339 SF duplex with two separate living areas
- Main residence includes 2 bedrooms and 2.5 baths
- Rear residence offers 1 bedroom, 1 bath, and a separate kitchen
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
$33,622
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
3.96%
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%
$672,440
$672.4K
Cap Rate 7%
$480,314
$480.3K
Cap Rate 9%
$373,578
$373.6K
Market Conditions
NOI Build-Up for 2,339 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
$51.9K $22.20/SF
− Vacancy
−$3.9K −$1.67/SF
EGI
$48.0K $20.54/SF
− OpEx
−$14.4K −$6.16/SF
NOI
$33.6K $14.37/SF
Area
Hialeah, FL
Vacancy
7.50%
Lease Rate
$22.20 /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%
$672,440
Cap Rate 7%
$480,314
Cap Rate 9%
$373,578
Alternative Uses
Best Use
Multifamily LT 5
$480.3K
$420.3K – $560.4K
NOI $33,622 @ 7.0% cap · market cap 3.96%
Second Best
Apartment 5plus
$447.5K
$391.5K – $522.0K
NOI $31,322 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$920.6K
$805.6K – $1.07M
NOI $64,444 @ 7.0% cap · market cap 7.58%
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
1,883
Businesses Nearby
Explore this area
Business Placement
Demographics for 33010, FL
43,902
Population
16,456
Households
2.7
Avg Household Size
48
Median Age
20%
College-Educated
71%
High-School Grad
4.3 sq mi
ZIP Area
10,210
Density / Sq Mi
$45,449
Median Household Income
$30,466
Median Earnings
$1,318
Median Rent
$346,500
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 residences provide distinct kitchens, updated interiors, and flexible occupancy options.
Where is this duplex located?
The property is located at 275 W 13 St Hialeah, FL.
What is the asking price?
The asking price for this property is $849,999.
What are key features of this property?
This property features: 2,339 SF duplex with two separate living areas; Main residence includes 2 bedrooms and 2.5 baths; Rear residence offers 1 bedroom, 1 bath, and a separate kitchen
