Remodeled Duplex With Private
For Sale
$725,000
30 NW 56th Ct, Miami, FL 33126
Two updated residences offer impact glass, upgraded kitchens and bathrooms, and individual outdoor areas.
Property Size1,450 SF
Days on Market9
Property Features for 30 NW 56th Ct
General Information
Standard status
Active
Size
1,450 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Gross Income
$64,200
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$10,256
Amenities
impact glass windows
separate backyards
Building Details
Building Size
1,450 SF
Year Built
1958
Buildings
1
Listing Agency:
BHHS EWM Realty
(786) 581-1400
Listed By:
Rafael Rodriguez Jr. · License #0600738
Source:
Marcelosteinmander
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 24 at 12:02PM
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 BHHS EWM Realty
Investment Insights
Based on property information with market context.
This remodeled duplex contains two 2-bedroom, 2-bath residences within a 1,450-square-foot property built in 1958. Improvements include impact glass windows, updated kitchens, appliances, and bathrooms. Each unit also has its own backyard, while the property is occupied by month-to-month tenants.
The property is located at 30 NW 56th Court in Miami, with access to Miami International Airport, Coral Gables, and the 836 and Palmetto expressways. Shops and restaurants are also located nearby. Zoning is identified as 5700.
The property is located at 30 NW 56th Court in Miami, with access to Miami International Airport, Coral Gables, and the 836 and Palmetto expressways. Shops and restaurants are also located nearby. Zoning is identified as 5700.
Key Highlights
- Two 2‑bedroom, 2‑bath units
- 1,450‑square‑foot duplex built in 1958
- Remodeled kitchens, appliances, and bathrooms
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
$29,081
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
4.01%
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%
$581,620
$581.6K
Cap Rate 7%
$415,443
$415.4K
Cap Rate 9%
$323,122
$323.1K
Market Conditions
NOI Build-Up for 1,450 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
$44.4K $30.60/SF
− Vacancy
−$2.8K −$1.95/SF
EGI
$41.5K $28.65/SF
− OpEx
−$12.5K −$8.60/SF
NOI
$29.1K $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%
$581,620
Cap Rate 7%
$415,443
Cap Rate 9%
$323,122
Alternative Uses
Best Use
Multifamily LT 5
$415.4K
$363.5K – $484.7K
NOI $29,081 @ 7.0% cap · market cap 4.01%
Second Best
Apartment 5plus
$382.7K
$334.8K – $446.4K
NOI $26,786 @ 7.0% cap · market cap 3.69%
Theoretical Best
Specialty Retail
$978.8K
$856.4K – $1.14M
NOI $68,513 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,733
Businesses Nearby
Explore this area
Business Placement
Demographics for 33126, FL
48,751
Population
19,725
Households
2.5
Avg Household Size
44
Median Age
28%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
9,028
Density / Sq Mi
$55,722
Median Household Income
$32,607
Median Earnings
$1,651
Median Rent
$299,800
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 updated residences offer impact glass, upgraded kitchens and bathrooms, and individual outdoor areas.
Where is this duplex located?
The property is located at 30 NW 56th Ct Miami, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Two 2‑bedroom, 2‑bath units; 1,450‑square‑foot duplex built in 1958; Remodeled kitchens, appliances, and bathrooms
