Duplex Investment
For Sale
$429,900
5631 Northwest 5th Court, Miami, FL 33127
Duplex with two 1-bedroom, 1-bath units offered for sale occupied, with no access for showings or inspections.
Property Size888 SF
Price / SF$484.12
Days on Market287
Property Features for 5631 Northwest 5th Court
General Information
Standard status
Active
Size
888 SF
Property subtype
Multi-Family Income / Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,148
Building Details
Year Built
1956
Tenancy
Multi
Listing Agency:
Genstone Realty
Listed By:
Veronica Crego-Flores · License #3442761
(305) 974-1801
Source:
Compass
Added: Nov 25, 2025
Changed: Aug 8
Last Checked: Jul 23 at 5:44PM
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 Genstone Realty
Investment Insights
Based on property information with market context.
This duplex investment property includes two 1-bedroom, 1-bath units within a residential income building. The property is being sold occupied, and buyers should note there is no access for showings or inspections, with the sale conducted sight unseen.
The property is located at 5631 Northwest 5th Court in Miami, Florida. It is offered with auction dates scheduled for 1/26/2026 through 1/28/2026.
The total listed property size is 888 square feet. Additional details on interior condition, unit layouts beyond bedroom and bath counts, and any tenant occupancy terms are not provided in the available information.
The property is located at 5631 Northwest 5th Court in Miami, Florida. It is offered with auction dates scheduled for 1/26/2026 through 1/28/2026.
The total listed property size is 888 square feet. Additional details on interior condition, unit layouts beyond bedroom and bath counts, and any tenant occupancy terms are not provided in the available information.
Key Highlights
- Duplex built in 1956 offering two 1‑bedroom, 1‑bath units
- Offered for sale occupied; no access, showings, or inspections
- Auction dates: 1/26/2026 - 1/28/2026
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
$17,809
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
4.14%
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%
$356,180
$356.2K
Cap Rate 7%
$254,414
$254.4K
Cap Rate 9%
$197,878
$197.9K
Market Conditions
NOI Build-Up for 888 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
$27.2K $30.60/SF
− Vacancy
−$1.7K −$1.95/SF
EGI
$25.4K $28.65/SF
− OpEx
−$7.6K −$8.60/SF
NOI
$17.8K $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%
$356,180
Cap Rate 7%
$254,414
Cap Rate 9%
$197,878
Alternative Uses
Best Use
Multifamily LT 5
$254.4K
$222.6K – $296.8K
NOI $17,809 @ 7.0% cap · market cap 4.14%
Second Best
Apartment 5plus
$234.3K
$205.1K – $273.4K
NOI $16,404 @ 7.0% cap · market cap 3.82%
Theoretical Best
Specialty Retail
$599.4K
$524.5K – $699.3K
NOI $41,958 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,618
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 1-bedroom, 1-bath units offered for sale occupied, with no access for showings or inspections.
Where is this duplex located?
The property is located at 5631 Northwest 5th Court Miami, FL.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Duplex built in 1956 offering two 1‑bedroom, 1‑bath units; Offered for sale occupied; no access, showings, or inspections; Auction dates: 1/26/2026 - 1/28/2026
