Two-Structure Mixed-Use
New
For Sale
$625,000
4769 NW 17th Avenue, Miami, FL 33142
Two-building asset with a storefront and a separately occupied residential component.
Property Size2,242 SF
Days on Market7
Property Features for 4769 NW 17th Avenue
General Information
Standard status
Active
Size
2,242 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$7,244
Building Details
Building Size
2,242 SF
Year Built
1938
Buildings
2
Listing Agency:
TriStar Real Estate Corp.
(305) 986-1753
Listed By:
Clifford G Lloyd · License #0361013
(305) 986-1753
Source:
Silverleafrealtygroup
Added: Aug 18
Changed: Aug 23
Last Checked: Aug 23 at 9:03AM
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 TriStar Real Estate Corp.
Investment Insights
Based on property information with market context.
This mixed-use property includes two structures, combining a storefront component with residential space. The front unit has been used for storefront and congregation services, providing a defined commercial presence within the property.
The property is currently occupied under month-to-month rental arrangements. Built in 1938, it is located at 4769 NW 17th Avenue in Miami, Florida, within the 33142 ZIP code.
The property is currently occupied under month-to-month rental arrangements. Built in 1938, it is located at 4769 NW 17th Avenue in Miami, Florida, within the 33142 ZIP code.
Key Highlights
- Two‑structure mixed‑use property
- Front unit configured for storefront and congregation services use
- Currently rented on a month‑to‑month basis
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
$52,967
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
8.47%
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%
$1,059,340
$1.1M
Cap Rate 7%
$756,671
$756.7K
Cap Rate 9%
$588,522
$588.5K
Market Conditions
NOI Build-Up for 2,242 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
$94.2K $42.00/SF
− Vacancy
−$9.4K −$4.20/SF
EGI
$84.7K $37.80/SF
− OpEx
−$31.8K −$14.18/SF
NOI
$53.0K $23.63/SF
Area
Miami, FL
Vacancy
10.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,059,340
Cap Rate 7%
$756,671
Cap Rate 9%
$588,522
Alternative Uses
Best Use
Retail
$1.04M
$914.3K – $1.22M
NOI $73,147 @ 7.0% cap · market cap 11.70%
Second Best
Mixed Use
$756.7K
$662.1K – $882.8K
NOI $52,967 @ 7.0% cap · market cap 8.47%
Theoretical Best
Specialty Retail
$1.51M
$1.32M – $1.77M
NOI $105,936 @ 7.0% cap · market cap 16.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
954
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-building asset with a storefront and a separately occupied residential component.
Where is this mixed-use property located?
The property is located at 4769 NW 17th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑structure mixed‑use property; Front unit configured for storefront and congregation services use; Currently rented on a month‑to‑month basis
