Duplex with Impact
For Sale
$780,000
5411 NW 6th Ave, Miami, FL 33127
MULTI_FAMILY - Miami, FL
Property Size1,472 SF
Price / SF$529.89
Days on Market195
Property Features for 5411 NW 6th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bathroom 1
Parking
5
Security features
Security
Patio and Porch features
Patio
Exterior features
Fence, Patio, Room For Pool, Storm/Security Shutters
Fencing
Fenced
Subdivision
BUENA VISTA GARDENS
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-13-042-1570
Size
1,472 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
BUENA VISTA GARDENS PB 5-45 LOT 16 BLK 9 LOT SIZE 50.000 X 125 OR 211227-1979 022003 4 COC 22828-1093 11 2004 4
Tax Annual Amount
7274
Legal Description
BUENA VISTA GARDENS PB 5-45 LOT 16 BLK 9 LOT SIZE 50.000 X 125 OR 211227-1979 022003 4 COC 22828-1093 11 2004 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
central A/C
tankless water heaters
new kitchens
remodeled bathrooms
impact windows
new roof
fully fenced property
shared laundry room
Building Details
Year built
1957
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Flat
Listing Agency:
Avanti Way Realty LLC
(305) 229-1146
Listed By:
Natalia Murgueitio · License #3502465
(321) 295-1139
Added: Feb 2
Changed: Aug 14
Last Checked: Aug 16 at 8:06PM
MLS# A11955346
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 duplex on block construction provides two separate units with independent electric and water meters and tenants paying all utilities. Both units include central A/C and tankless water heaters, with remodeled bathrooms and newer kitchens (one featuring granite countertops). Additional improvements include impact windows, a flat roof with a new roof reported, and a fully fenced property with wood fencing inside and metal fencing in front. The duplex also offers ample on-site parking and a separate shared laundry room with hookups.
The property is located at 5411 NW 6th Ave in Miami (Miami-Dade County) and is described as easy to show. Sewer service is public sewer, with cable available.
Built in 1957, the duplex is presented with signed leases and security deposits in place for both units.
The property is located at 5411 NW 6th Ave in Miami (Miami-Dade County) and is described as easy to show. Sewer service is public sewer, with cable available.
Built in 1957, the duplex is presented with signed leases and security deposits in place for both units.
Key Highlights
- Two units with independent electric and water meters; tenants pay all utilities
- Impact windows plus central A/C and tankless water heaters in both units
- New roof reported; flat roof construction
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
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
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 - Duplex with two units, independent electric and water meters, central A/C, tankless water heaters, and impact windows.
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: Two units with independent electric and water meters; tenants pay all utilities; Impact windows plus central A/C and tankless water heaters in both units; New roof reported; flat roof construction
