Brand-New Duplex with Two Rented
For Sale
$1,350,000
5428 NW 3rd Ave, Miami, FL 33127
Brand-new duplex with both units rented through Nov 2025 and a total of six bedrooms and four full bathrooms.
Property Size2,830 SF
Price / SF$477.03
Days on Market161
Property Features for 5428 NW 3rd Ave
General Information
Standard status
Active
Size
2,830 SF
Property subtype
Duplex
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$13,198
Building Details
Building Size
2,830 SF
Year Built
2024
Buildings
1
Tenancy
Multi
Listing Agency:
Phoenix Realtors LLC
Listed By:
Marcela Ortiz · License #3426524
(786) 463-7182
Source:
Casacollectiongroup
Added: Apr 8
Changed: Sep 2
Last Checked: Sep 15 at 11:33AM
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 Phoenix Realtors LLC
Investment Insights
Based on property information with market context.
This brand-new duplex was built in 2024 and offers a total of six bedrooms and four full bathrooms. Both units are currently rented through Nov 2025. The property size is 2,830 SF.
Located at 5428 NW 3rd Ave in Miami, it’s described as being about 12 blocks from the Design District and less than 10 minutes from Wynwood & Midtown. The public remarks also note the international airport and Miami Beach are about 15 minutes away.
The current duplex configuration and existing in-place rentals through Nov 2025 may be attractive for buyers looking for a freshly built two-unit residential income asset with near-term lease continuity.
Located at 5428 NW 3rd Ave in Miami, it’s described as being about 12 blocks from the Design District and less than 10 minutes from Wynwood & Midtown. The public remarks also note the international airport and Miami Beach are about 15 minutes away.
The current duplex configuration and existing in-place rentals through Nov 2025 may be attractive for buyers looking for a freshly built two-unit residential income asset with near-term lease continuity.
Key Highlights
- Built in 2024, brand‑new duplex
- Both units rented through Nov 2025
- Total six bedrooms and four full bathrooms
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
$56,757
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
4.20%
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%
$1,135,140
$1.1M
Cap Rate 7%
$810,814
$810.8K
Cap Rate 9%
$630,633
$630.6K
Market Conditions
NOI Build-Up for 2,830 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
$86.6K $30.60/SF
− Vacancy
−$5.5K −$1.95/SF
EGI
$81.1K $28.65/SF
− OpEx
−$24.3K −$8.60/SF
NOI
$56.8K $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%
$1,135,140
Cap Rate 7%
$810,814
Cap Rate 9%
$630,633
Alternative Uses
Best Use
Multifamily LT 5
$810.8K
$709.5K – $946.0K
NOI $56,757 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$746.9K
$653.5K – $871.3K
NOI $52,280 @ 7.0% cap · market cap 3.87%
Theoretical Best
Specialty Retail
$1.91M
$1.67M – $2.23M
NOI $133,719 @ 7.0% cap · market cap 9.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,646
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Brand-new duplex with both units rented through Nov 2025 and a total of six bedrooms and four full bathrooms.
Where is this duplex located?
The property is located at 5428 NW 3rd Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Built in 2024, brand‑new duplex; Both units rented through Nov 2025; Total six bedrooms and four full bathrooms
