Adjacent Duplexes
For Sale
$1,425,000
470 NW 26th Ave, Miami, FL 33125
MULTI_FAMILY - Miami, FL
Property Size2,135 SF
Lot Size0.32 Acres
Price / SF$667.45
Days on Market237
Property Features for 470 NW 26th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 4, Bathroom 3, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 5
Parking
6
Subdivision
HIGH POINT
Lot features
1/4 to 1/2 Acre Lot
Standard status
Active
APN
01-41-03-032-0111
Size
2,135 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
HIGH POINT PB 4-151 LOT 18 LOT SIZE 50.000 X 140 OR 19542-3848 02 2001 4
Tax Annual Amount
8597
Legal Description
HIGH POINT PB 4-151 LOT 18 LOT SIZE 50.000 X 140 OR 19542-3848 02 2001 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Building Details
Year built
1962
Floors in Building
1
Building materials
Block, Frame
Listing Agency:
Beachfront Realty Inc
(305) 405-0615
Listed By:
Jeffrey Stone · License #0605746
(786) 286-0986
Added: Dec 23, 2025
Changed: Aug 13
Last Checked: Aug 17 at 2:06AM
MLS# A11618158
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Two adjacent duplexes are being offered for sale together as a package. The offering is for both duplexes to be sold together, including the adjacent duplex identified as unit 01-4. The property is zoned for general duplexes with a 2–9 unit designation.
The total land area is 14,000 sq feet, and the listed property size is 2,135 sq feet. Construction materials include block and frame, and the property was built in 1962. Utilities include cable availability, and sewer service is provided by public sewer.
Please feel free to drive by, but do not disturb the tenants.
The total land area is 14,000 sq feet, and the listed property size is 2,135 sq feet. Construction materials include block and frame, and the property was built in 1962. Utilities include cable availability, and sewer service is provided by public sewer.
Please feel free to drive by, but do not disturb the tenants.
Key Highlights
- Two adjacent duplexes offered for sale together as a package, including adjacent duplex 01‑4
- Total land area of 14,000 sq feet
- Zoned general duplexes with a 2–9 unit designation
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
$42,819
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
3.00%
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%
$856,380
$856.4K
Cap Rate 7%
$611,700
$611.7K
Cap Rate 9%
$475,767
$475.8K
Market Conditions
NOI Build-Up for 2,135 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
$65.3K $30.60/SF
− Vacancy
−$4.2K −$1.95/SF
EGI
$61.2K $28.65/SF
− OpEx
−$18.4K −$8.60/SF
NOI
$42.8K $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%
$856,380
Cap Rate 7%
$611,700
Cap Rate 9%
$475,767
Alternative Uses
Best Use
Multifamily LT 5
$611.7K
$535.2K – $713.7K
NOI $42,819 @ 7.0% cap · market cap 3.00%
Second Best
Apartment 5plus
$563.4K
$493.0K – $657.4K
NOI $39,441 @ 7.0% cap · market cap 2.77%
Theoretical Best
Specialty Retail
$1.44M
$1.26M – $1.68M
NOI $100,880 @ 7.0% cap · market cap 7.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,804
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 - Two adjacent duplexes are offered for sale together as a package with cable available and public sewer service.
Where is this duplex located?
The property is located at 470 NW 26th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,425,000.
What are key features of this property?
This property features: Two adjacent duplexes offered for sale together as a package, including adjacent duplex 01‑4; Total land area of 14,000 sq feet; Zoned general duplexes with a 2–9 unit designation
