Detached Duplex with Remodeled
New
For Sale
$999,000
569 SW 5th St, Miami, FL 33130
Two separate residences include a remodeled upper unit, newer appliances, and a detached-lot configuration without HOA restrictions.
Property Size2,140 SF
Price / SF$466.82
Days on Market5
Property Features for 569 SW 5th St
General Information
Standard status
Active
Size
2,140 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,147
Building Details
Building Size
2,140 SF
Year Built
1922
Buildings
1
Listing Agency:
Compass Florida, LLC
Listed By:
Carlos Corral · License #3299568
(786) 223-0836
Source:
Casacollectiongroup
Added: Sep 19
Changed: Sep 21
Last Checked: Sep 22 at 8:50PM
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 Compass Florida, LLC
Investment Insights
Based on property information with market context.
This detached duplex contains 2,140 square feet with two distinct residences. The ground-floor unit offers three bedrooms and one bathroom, while the upper residence provides one bedroom and one bathroom following a remodel. The upstairs unit also includes newer appliances and views toward the Brickell skyline.
Built in 1922, the property sits on an independent lot with no HOA fees or condominium rules. The roof was replaced five years ago, and the property is located near Brickell, with access to nearby dining and luxury shopping. Zoning is designated as 3900.
Built in 1922, the property sits on an independent lot with no HOA fees or condominium rules. The roof was replaced five years ago, and the property is located near Brickell, with access to nearby dining and luxury shopping. Zoning is designated as 3900.
Key Highlights
- 2,140‑square‑foot detached duplex on an independent lot
- Ground‑floor residence with 3 bedrooms and 1 bathroom
- Remodeled upper unit with 1 bedroom and 1 bathroom
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
$42,919
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
4.30%
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%
$858,380
$858.4K
Cap Rate 7%
$613,129
$613.1K
Cap Rate 9%
$476,878
$476.9K
Market Conditions
NOI Build-Up for 2,140 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
$65.5K $30.60/SF
− Vacancy
−$4.2K −$1.95/SF
EGI
$61.3K $28.65/SF
− OpEx
−$18.4K −$8.60/SF
NOI
$42.9K $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%
$858,380
Cap Rate 7%
$613,129
Cap Rate 9%
$476,878
Alternative Uses
Best Use
Multifamily LT 5
$613.1K
$536.5K – $715.3K
NOI $42,919 @ 7.0% cap · market cap 4.30%
Second Best
Apartment 5plus
$564.8K
$494.2K – $658.9K
NOI $39,533 @ 7.0% cap · market cap 3.96%
Theoretical Best
Specialty Retail
$1.44M
$1.26M – $1.69M
NOI $101,116 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
9,064
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
Median Home Value
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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 - Two separate residences include a remodeled upper unit, newer appliances, and a detached-lot configuration without HOA restrictions.
Where is this duplex located?
The property is located at 569 SW 5th St Miami, FL.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 2,140‑square‑foot detached duplex on an independent lot; Ground‑floor residence with 3 bedrooms and 1 bathroom; Remodeled upper unit with 1 bedroom and 1 bathroom
