Two-Duplex Property
For Sale
$1,425,000
470 NW 26th Ave, Miami, FL 33125
Residential Income, Miami, FL
Property Size2,135 SF
Lot Size0.32 Acres
Price / SF$667.45
Days on Market282
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 2, Bathroom 3, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 4
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: Sep 12
Last Checked: Oct 1 at 4:06PM
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.
This offering combines two adjoining duplex buildings sold together as one package. The improvements contain 2,135 square feet and were constructed in 1962 using block and frame materials. The property sits on a combined 14,000 square feet of land and includes public sewer service and cable availability.
The property is located at 470 NW 26th Ave in Miami, within Miami-Dade County. Current zoning is identified as general duplexes for 2–9 units. The room inventory includes five bedrooms and three bathrooms across the listed property information. Buyers may conduct a drive-by inspection, with no tenant disturbance requested.
The property is located at 470 NW 26th Ave in Miami, within Miami-Dade County. Current zoning is identified as general duplexes for 2–9 units. The room inventory includes five bedrooms and three bathrooms across the listed property information. Buyers may conduct a drive-by inspection, with no tenant disturbance requested.
Key Highlights
- Two adjacent duplex buildings offered together as a single package
- Combined land area of 14,000 square feet
- 2,135‑square‑foot property constructed in 1962
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
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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 adjoining duplex buildings offered together under general duplex zoning for 2–9 units.
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 duplex buildings offered together as a single package; Combined land area of 14,000 square feet; 2,135‑square‑foot property constructed in 1962
