Duplex with Remodeled
New
For Sale
$999,000
569 SW 5th St, Miami, FL 33130
Residential Income, Miami, FL
Property Size2,140 SF
Price / SF$466.82
Days on Market2
Property Features for 569 SW 5th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
3900
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 2, Bathroom 1
Parking
5
Subdivision
CITY OF MIAMI SOUTH
Lot features
< 1/4 Acre
Standard status
Active
APN
01-02-03-000-1130
Size
2,140 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CITY OF MIAMI SOUTH PB B-41 S100FT LOT 12 BLK 30 LOT SIZE 5000 SQUARE FEET OR 14662-1398-970991 1 COC 26422-1280 06 2008 5
Tax Annual Amount
4147
Legal Description
CITY OF MIAMI SOUTH PB B-41 S100FT LOT 12 BLK 30 LOT SIZE 5000 SQUARE FEET OR 14662-1398-970991 1 COC 26422-1280 06 2008 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1922
Floors in Building
2
Flooring type
Tile - Ceramic, Tile, Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
Compass Florida, LLC
(305) 697-5402
Listed By:
Carlos Corral · License #3299568
(786) 223-0836
Added: Sep 19
Last Checked: Sep 20 at 3:06PM
MLS# A12092079
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 detached duplex contains 2,140 square feet across two residences. The ground-floor unit offers three bedrooms and one bathroom, while the upper residence provides one bedroom and one bathroom with remodeling and newer appliances. Interior finishes include ceramic tile, tile, and vinyl flooring, supported by central heating and central air conditioning.
Built in 1922, the property has block construction, a shingle roof replaced five years ago, and public sewer service. Cable is available, and the property is located at 569 SW 5th St in Miami, near Brickell and its dining and shopping amenities. There are no HOA fees associated with the property.
Built in 1922, the property has block construction, a shingle roof replaced five years ago, and public sewer service. Cable is available, and the property is located at 569 SW 5th St in Miami, near Brickell and its dining and shopping amenities. There are no HOA fees associated with the property.
Key Highlights
- 2,140‑square‑foot detached duplex
- Ground‑floor 3‑bedroom, 1‑bathroom residence
- Remodeled upper‑level 1‑bedroom, 1‑bathroom unit with newer appliances
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with a remodeled upper residence and central air conditioning.
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; Ground‑floor 3‑bedroom, 1‑bathroom residence; Remodeled upper‑level 1‑bedroom, 1‑bathroom unit with newer appliances
