Little Haiti Duplex Investment
For Sale
$780,000
5411 NW 6th Ave, Miami, FL 33127
Well-maintained duplex in Little Haiti, ideal for immediate cash flow.
Property Size1,472 SF
Price / SF$529.89
Days on Market215
Property Features for 5411 NW 6th Ave
General Information
Standard status
Active
Size
1,472 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$7,274
Building Details
Building Size
1,472 SF
Year Built
1957
Listing Agency:
Avanti Way Realty LLC
(305) 229-1146
Listed By:
Natalia Murgueitio · License #3502465
Source:
Casacollectiongroup
Added: Jan 29
Changed: Aug 23
Last Checked: Aug 30 at 11:08PM
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 Avanti Way Realty LLC
Investment Insights
Based on property information with market context.
This well-maintained duplex is located in Little Haiti, minutes from the Miami Design District, Wynwood, major highways, and 10 minutes from Miami International Airport. The property is in a rapidly appreciating area surrounded by new construction. This income-producing property features two units with independent electric and water meters. Tenants pay all utilities. There are signed leases with security deposits in place. Both units offer central A/C, tankless water heaters, new kitchens (one with granite countertops), remodeled bathrooms, and impact windows. Additional features include a new roof, ample on-site parking, a fully fenced property (wood fencing inside and metal fencing in front), and a separate shared laundry room with hookups. The property size is 1472 square feet.
Key Highlights
- Income‑producing duplex with tenants and leases in place, providing immediate cash flow.
- Located in rapidly appreciating Little Haiti, surrounded by new construction.
- Each unit has independent electric and water meters, central A/C, tankless water heaters, new kitchens, remodeled bathrooms, and impact windows.
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
$29,522
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
3.78%
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%
$590,440
$590.4K
Cap Rate 7%
$421,743
$421.7K
Cap Rate 9%
$328,022
$328.0K
Market Conditions
NOI Build-Up for 1,472 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
$45.0K $30.60/SF
− Vacancy
−$2.9K −$1.95/SF
EGI
$42.2K $28.65/SF
− OpEx
−$12.7K −$8.60/SF
NOI
$29.5K $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%
$590,440
Cap Rate 7%
$421,743
Cap Rate 9%
$328,022
Alternative Uses
Best Use
Multifamily LT 5
$421.7K
$369.0K – $492.0K
NOI $29,522 @ 7.0% cap · market cap 3.78%
Second Best
Apartment 5plus
$388.5K
$339.9K – $453.2K
NOI $27,193 @ 7.0% cap · market cap 3.49%
Theoretical Best
Specialty Retail
$993.6K
$869.4K – $1.16M
NOI $69,553 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,570
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
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 - Well-maintained duplex in Little Haiti, ideal for immediate cash flow.
Where is this duplex located?
The property is located at 5411 NW 6th Ave Miami, FL.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Income‑producing duplex with tenants and leases in place, providing immediate cash flow.; Located in rapidly appreciating Little Haiti, surrounded by new construction.; Each unit has independent electric and water meters, central A/C, tankless water heaters, new kitchens, remodeled bathrooms, and impact windows.
