Two-Unit Duplex
For Sale
$660,000
2800 Northwest 48th Street, Miami, FL 33142
Each residence includes three bedrooms, one bathroom, and its own electric meter.
Property Size2,256 SF
Price / SF$292.55
Days on Market307
Property Features for 2800 Northwest 48th Street
General Information
Standard status
Active
Size
2,256 SF
Property subtype
Residential Income / Duplex
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Gross Income
$60,576
Taxes and HOA fees
Annual Taxes
$8,830
Building Details
Year Built
2004
Listing Agency:
Carmenati Investment Group Corp
(786) 287-5865
Listed By:
Etienne Carmenaty · License #3241514
(786) 287-5865
Source:
Compass
Added: Oct 31, 2025
Changed: Aug 31
Last Checked: Aug 31 at 12:56AM
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 Carmenati Investment Group Corp
Investment Insights
Based on property information with market context.
Built in 2004, this 2,256-square-foot duplex contains two separate residential units. Each unit is configured with 3 bedrooms and 1 bathroom, providing a consistent layout across the property. Separate electric meters serve the residences, supporting distinct utility measurement for each unit.
The property is located at 2800 Northwest 48th Street in Miami, Florida 33142. The source information identifies the asset as a residential income property with reported monthly income, although no financial amount is included here.
The property is located at 2800 Northwest 48th Street in Miami, Florida 33142. The source information identifies the asset as a residential income property with reported monthly income, although no financial amount is included here.
Key Highlights
- 2,256‑square‑foot duplex property
- Two units, each with 3 bedrooms and 1 bathroom
- Separate electric meters for each unit
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
$45,245
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
6.86%
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%
$904,900
$904.9K
Cap Rate 7%
$646,357
$646.4K
Cap Rate 9%
$502,722
$502.7K
Market Conditions
NOI Build-Up for 2,256 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
$69.0K $30.60/SF
− Vacancy
−$4.4K −$1.95/SF
EGI
$64.6K $28.65/SF
− OpEx
−$19.4K −$8.60/SF
NOI
$45.2K $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%
$904,900
Cap Rate 7%
$646,357
Cap Rate 9%
$502,722
Alternative Uses
Best Use
Multifamily LT 5
$646.4K
$565.6K – $754.1K
NOI $45,245 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$595.4K
$521.0K – $694.6K
NOI $41,676 @ 7.0% cap · market cap 6.31%
Theoretical Best
Specialty Retail
$1.52M
$1.33M – $1.78M
NOI $106,597 @ 7.0% cap · market cap 16.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,651
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 - Each residence includes three bedrooms, one bathroom, and its own electric meter.
Where is this duplex located?
The property is located at 2800 Northwest 48th Street Miami, FL.
What is the asking price?
The asking price for this property is $660,000.
What are key features of this property?
This property features: 2,256‑square‑foot duplex property; Two units, each with 3 bedrooms and 1 bathroom; Separate electric meters for each unit
