Duplex with Covered
For Sale
$580,000
4481 NW 163rd Street, Miami Gardens, FL 33054
The home offers four bedrooms, a fenced yard, and access to shopping centers and major roads.
Property Size1,666 SF
Days on Market10
Property Features for 4481 NW 163rd Street
General Information
Standard status
Active
Size
1,666 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,573
Amenities
covered patio
yard
full fence
Building Details
Building Size
1,666 SF
Year Built
2007
Listing Agency:
United Realty Group Inc
Listed By:
Maira T Rodriguez · License #3121227
(786) 553-2462
Source:
Silverleafrealtygroup
Added: Sep 17
Changed: Sep 24
Last Checked: Sep 24 at 2:52PM
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 United Realty Group Inc
Investment Insights
Based on property information with market context.
Built in 2007, this duplex includes a four-bedroom, two-and-a-half-bathroom residence. Interior updates include new flooring and a kitchen, along with remodeled bathrooms. A covered patio extends the living area outdoors, while the fenced yard contains avocado and mango plants.
Shopping centers, main roads, and highways are nearby.
Shopping centers, main roads, and highways are nearby.
Key Highlights
- Four bedrooms and 2.5 bathrooms
- New flooring and kitchen; bathrooms remodeled
- Covered patio and fully fenced yard
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
$23,780
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
4.10%
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%
$475,600
$475.6K
Cap Rate 7%
$339,714
$339.7K
Cap Rate 9%
$264,222
$264.2K
Market Conditions
NOI Build-Up for 1,666 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
$35.0K $21.00/SF
− Vacancy
−$1.0K −$0.61/SF
EGI
$34.0K $20.39/SF
− OpEx
−$10.2K −$6.12/SF
NOI
$23.8K $14.27/SF
Area
Miami Gardens, FL
Vacancy
2.90%
Lease Rate
$21.00 /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%
$475,600
Cap Rate 7%
$339,714
Cap Rate 9%
$264,222
Alternative Uses
Best Use
Multifamily LT 5
$339.7K
$297.3K – $396.3K
NOI $23,780 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$316.5K
$276.9K – $369.2K
NOI $22,153 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$496.0K
$434.0K – $578.7K
NOI $34,719 @ 7.0% cap · market cap 5.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
966
Businesses Nearby
Explore this area
Business Placement
Demographics for 33054, FL
30,352
Population
10,263
Households
3
Avg Household Size
37
Median Age
10%
College-Educated
75%
High-School Grad
8.4 sq mi
ZIP Area
3,613
Density / Sq Mi
$42,779
Median Household Income
$31,147
Median Earnings
$1,346
Median Rent
$291,700
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 - The home offers four bedrooms, a fenced yard, and access to shopping centers and major roads.
Where is this duplex located?
The property is located at 4481 NW 163rd Street Miami Gardens, FL.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Four bedrooms and 2.5 bathrooms; New flooring and kitchen; bathrooms remodeled; Covered patio and fully fenced yard
