Two-Unit
New
For Sale
$700,000
521 NW 44th Ave, Miami, FL 33126
The front residence has two bedrooms and one bath, alongside a separate efficiency unit.
Property Size1,522 SF
Price / SF$459.92
Days on Market4
Property Features for 521 NW 44th Ave
General Information
Standard status
Active
Size
1,522 SF
Property subtype
Duplex
Financials
Gross Income
$33,000
Average Monthly Rent
$1,375
Units
Unit Mix
1 x 2BR/1BA, 1 x efficiency
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,949
Amenities
washer/dryer
fenced-in yard
Building Details
Building Size
1,522 SF
Year Built
1947
Listing Agency:
BHHS EWM Realty
Listed By:
Miriam Llarena · License #0487625
(305) 205-7388
Source:
Batrare
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 3:06PM
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 BHHS EWM Realty
Investment Insights
Based on property information with market context.
Built in 1947, this 1,522-square-foot duplex contains a two-bedroom, one-bath front residence and a separate efficiency. Tile flooring runs throughout both units, and the front residence has central air conditioning. A washer and dryer and a fenced yard are also included. Both residences are currently rented.
The property is in Miami, minutes from Flagler Street, Miami International Airport, major highways, shopping, and dining.
The property is in Miami, minutes from Flagler Street, Miami International Airport, major highways, shopping, and dining.
Key Highlights
- 1,522‑square‑foot duplex built in 1947
- Front unit has 2 bedrooms, 1 bath, and central A/C
- Separate efficiency 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
$30,525
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
4.36%
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%
$610,500
$610.5K
Cap Rate 7%
$436,071
$436.1K
Cap Rate 9%
$339,167
$339.2K
Market Conditions
NOI Build-Up for 1,522 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
$46.6K $30.60/SF
− Vacancy
−$3.0K −$1.95/SF
EGI
$43.6K $28.65/SF
− OpEx
−$13.1K −$8.60/SF
NOI
$30.5K $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%
$610,500
Cap Rate 7%
$436,071
Cap Rate 9%
$339,167
Alternative Uses
Best Use
Multifamily LT 5
$436.1K
$381.6K – $508.8K
NOI $30,525 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$401.7K
$351.5K – $468.6K
NOI $28,117 @ 7.0% cap · market cap 4.02%
Theoretical Best
Specialty Retail
$1.03M
$898.9K – $1.20M
NOI $71,915 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,279
Businesses Nearby
Explore this area
Business Placement
Demographics for 33126, FL
48,751
Population
19,725
Households
2.5
Avg Household Size
44
Median Age
28%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
9,028
Density / Sq Mi
$55,722
Median Household Income
$32,607
Median Earnings
$1,651
Median Rent
$299,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Duplex - The front residence has two bedrooms and one bath, alongside a separate efficiency unit.
Where is this duplex located?
The property is located at 521 NW 44th Ave Miami, FL.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 1,522‑square‑foot duplex built in 1947; Front unit has 2 bedrooms, 1 bath, and central A/C; Separate efficiency unit
