Duplex with Separate
New
For Sale
$599,900
5428 NW 13th Avenue, Miami, FL 33142
Two residential units occupy separate buildings, with hurricane shutters installed around the windows of both units.
Property Size2,887 SF
Price / SF$252.06
Days on Market6
Property Features for 5428 NW 13th Avenue
General Information
Standard status
Active
Size
2,887 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
0104
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$13,346
Amenities
hurricane shutters
Building Details
Building Size
2,887 SF
Year Built
1939
Buildings
2
Stories
1
Listing Agency:
Trend Age International Realty
(786) 210-6046
Listed By:
Olukunle Oyeneye · License #A11734065
(786) 210-6046
Source:
Laerrealty
Added: Aug 20
Changed: Aug 24
Last Checked: Aug 23 at 4:21AM
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 Trend Age International Realty
Investment Insights
Based on property information with market context.
This duplex includes two residential units housed in separate buildings, with a total property size of 2,380 square feet. Hurricane shutters surround the windows on both units. The property is being offered in as-is condition.
The site at 5428 NW 13th Ave in Miami includes a lot measuring more than 13,000 square feet and is described as being near the Wynwood area. The two-building layout and substantial lot size define the physical configuration of the property.
The site at 5428 NW 13th Ave in Miami includes a lot measuring more than 13,000 square feet and is described as being near the Wynwood area. The two-building layout and substantial lot size define the physical configuration of the property.
Key Highlights
- Two‑unit property arranged across separate buildings
- 2,380 SF property size
- More than 13,000 square feet of lot area
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
$47,732
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
7.96%
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%
$954,640
$954.6K
Cap Rate 7%
$681,886
$681.9K
Cap Rate 9%
$530,356
$530.4K
Market Conditions
NOI Build-Up for 2,380 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
$72.8K $30.60/SF
− Vacancy
−$4.6K −$1.95/SF
EGI
$68.2K $28.65/SF
− OpEx
−$20.5K −$8.60/SF
NOI
$47.7K $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%
$954,640
Cap Rate 7%
$681,886
Cap Rate 9%
$530,356
Alternative Uses
Best Use
Multifamily LT 5
$681.9K
$596.7K – $795.5K
NOI $47,732 @ 7.0% cap · market cap 7.96%
Second Best
Apartment 5plus
$628.1K
$549.6K – $732.8K
NOI $43,967 @ 7.0% cap · market cap 7.33%
Theoretical Best
Specialty Retail
$1.61M
$1.41M – $1.87M
NOI $112,456 @ 7.0% cap · market cap 18.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,048
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units occupy separate buildings, with hurricane shutters installed around the windows of both units.
Where is this duplex located?
The property is located at 5428 NW 13th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Two‑unit property arranged across separate buildings; 2,380 SF property size; More than 13,000 square feet of lot area
