Duplex with New
For Sale
$690,000
3532 Northwest 4th Terrace, Miami, FL 33125
Both units are leased month-to-month and separately metered for water.
Property Size1,868 SF
Price / SF$369.38
Days on Market169
Property Features for 3532 Northwest 4th Terrace
General Information
Standard status
Active
Size
1,868 SF
Property subtype
Multi-Family Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,255
Building Details
Year Built
1964
Buildings
1
Listing Agency:
Fausto Commercial Realty Consultants Inc
(786) 748-7373
Listed By:
Christopher Carbonell · License #3533720
(786) 748-7373
Source:
Compass
Added: Mar 17
Changed: Aug 31
Last Checked: Aug 31 at 1:57AM
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 Fausto Commercial Realty Consultants Inc
Investment Insights
Based on property information with market context.
Built in 1964, this 1,868-square-foot duplex includes two leased units and individual water meters. Both occupancies are on month-to-month agreements, providing a flexible leasing structure for the next owner. A new roof is already in place, supporting the property’s current condition and reducing near-term exterior maintenance needs.
The property is located at 3532 Northwest 4th Terrace in Miami’s Flagami area. Miami International Airport, Coral Gables, and major employment corridors are all within minutes of the duplex, placing the asset within an established workforce-oriented rental submarket.
The property is located at 3532 Northwest 4th Terrace in Miami’s Flagami area. Miami International Airport, Coral Gables, and major employment corridors are all within minutes of the duplex, placing the asset within an established workforce-oriented rental submarket.
Key Highlights
- 1,868‑square‑foot duplex built in 1964
- Both units leased on month‑to‑month agreements
- Individual water 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
$37,464
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
5.43%
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%
$749,280
$749.3K
Cap Rate 7%
$535,200
$535.2K
Cap Rate 9%
$416,267
$416.3K
Market Conditions
NOI Build-Up for 1,868 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
$57.2K $30.60/SF
− Vacancy
−$3.6K −$1.95/SF
EGI
$53.5K $28.65/SF
− OpEx
−$16.1K −$8.60/SF
NOI
$37.5K $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%
$749,280
Cap Rate 7%
$535,200
Cap Rate 9%
$416,267
Alternative Uses
Best Use
Multifamily LT 5
$535.2K
$468.3K – $624.4K
NOI $37,464 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$493.0K
$431.4K – $575.1K
NOI $34,508 @ 7.0% cap · market cap 5.00%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,264 @ 7.0% cap · market cap 12.79%
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
1,935
Businesses Nearby
Explore this area
Business Placement
Demographics for 33125, FL
53,507
Population
22,496
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
69%
High-School Grad
3.9 sq mi
ZIP Area
13,720
Density / Sq Mi
$40,940
Median Household Income
$30,648
Median Earnings
$1,427
Median Rent
$377,600
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 - Both units are leased month-to-month and separately metered for water.
Where is this duplex located?
The property is located at 3532 Northwest 4th Terrace Miami, FL.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: 1,868‑square‑foot duplex built in 1964; Both units leased on month‑to‑month agreements; Individual water meters for each unit
