Updated Two-Unit
For Sale
$375,000
Pending
536 SW 6th Ter, Homestead, FL 33030
Residential Income, Homestead, FL
Property Size900 SF
Days on Market47
Property Features for 536 SW 6th Ter
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
1900
Bedrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1
Parking
2
Subdivision
LINCOLN PARK ADD TO HOMES
Lot features
< 1/4 Acre
Standard status
Pending
APN
10-78-13-036-0800
Size
900 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
LINCOLN PARK ADD TO HOMESTEAD PB 6-185 LOTS 9 & 10 BLK 5 LOT SIZE 50.000 X 97 OR 16321-1271 0494 4 COC 22207-2783 04 2004 1
Tax Annual Amount
5843
Legal Description
LINCOLN PARK ADD TO HOMESTEAD PB 6-185 LOTS 9 & 10 BLK 5 LOT SIZE 50.000 X 97 OR 16321-1271 0494 4 COC 22207-2783 04 2004 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Building materials
Block
Listing Agency:
Keller Williams Capital Realty · Keller Williams Realty
(305) 662-7325
Listed By:
Yusimay Lorenzo Gonzalez · License #3598370
(305) 331-4256
Added: Jul 23
Changed: Sep 3
Last Checked: Sep 7 at 7:06PM
MLS# A12058431
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 legal duplex contains 900 square feet arranged as two separate 1BR/1BA residences. One unit is occupied by a tenant, while the second is vacant and positioned for leasing. Separate meters support independent utility tracking for each residence. The property has block construction, public water and public sewer, wall furnace heating, and wall or window unit cooling.
Recent property improvements include PVC plumbing, a 2023 re-roof, impact windows, and shutters on the remaining windows. Together, the window and shutter upgrades provide full hurricane protection. The lot is fenced, and the property offers access to major highways, shopping, schools, and public transportation in Homestead, Miami-Dade County.
Recent property improvements include PVC plumbing, a 2023 re-roof, impact windows, and shutters on the remaining windows. Together, the window and shutter upgrades provide full hurricane protection. The lot is fenced, and the property offers access to major highways, shopping, schools, and public transportation in Homestead, Miami-Dade County.
Key Highlights
- Legal duplex with two separate 1BR/1BA units
- 900 square feet with separate meters for each unit
- One unit occupied; second unit vacant and available for lease
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
$15,003
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
4.00%
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%
$300,060
$300.1K
Cap Rate 7%
$214,329
$214.3K
Cap Rate 9%
$166,700
$166.7K
Market Conditions
NOI Build-Up for 900 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
$22.7K $25.20/SF
− Vacancy
−$1.2K −$1.39/SF
EGI
$21.4K $23.81/SF
− OpEx
−$6.4K −$7.14/SF
NOI
$15.0K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$300,060
Cap Rate 7%
$214,329
Cap Rate 9%
$166,700
Alternative Uses
Best Use
Multifamily LT 5
$214.3K
$187.5K – $250.1K
NOI $15,003 @ 7.0% cap · market cap 4.00%
Second Best
Apartment 5plus
$197.7K
$173.0K – $230.7K
NOI $13,841 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$456.6K
$399.5K – $532.7K
NOI $31,963 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,296
Businesses Nearby
Explore this area
Business Placement
Demographics for 33030, FL
36,776
Population
11,217
Households
3.3
Avg Household Size
33
Median Age
15%
College-Educated
61%
High-School Grad
17.6 sq mi
ZIP Area
2,090
Density / Sq Mi
$43,231
Median Household Income
$28,214
Median Earnings
$1,307
Median Rent
$382,200
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?
Duplex - Two one-bedroom units have separate meters, with one currently occupied and the other available for lease.
Where is this duplex located?
The property is located at 536 SW 6th Ter Homestead, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Legal duplex with two separate 1BR/1BA units; 900 square feet with separate meters for each unit; One unit occupied; second unit vacant and available for lease
