Renovated Four-Unit
New
For Sale
$1,250,000
5842 NW 12th Ave, Miami, FL 33127
T-4 zoning and separate electric meters serve each apartment in this fully occupied multifamily property.
Property Size3,658 SF
Days on Market2
Property Features for 5842 NW 12th Ave
General Information
Standard status
Active
Size
3,658 SF
Property subtype
Investment
Zoning
T-4
Occupancy
100%
Site & Location
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$12,720
Building Details
Building Size
3,658 SF
Year Built
1968
Year Renovated
2018
Buildings
1
Stories
2
Listing Agency:
(786) 325-4591
Listed By:
Paul Powell · License #3110918
(786) 325-4591
Source:
Elliman
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 4:27AM
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 Paul Powell
Investment Insights
Based on property information with market context.
This four-unit quadplex contains four matching apartments, each configured with 2 bedrooms and 1 bathroom. Separate electric meters serve the individual units. The building was comprehensively renovated in 2018, with work addressing the plumbing, electrical systems, roof, and interior finishes. All units are currently occupied.
The property is located at 5842 NW 12th Ave in Miami, Florida, with frontage on 12th Ave. It carries T-4 zoning and is positioned near Related Group’s Liberty Square Redevelopment. WalkScore is 62, BikeScore is 60, and TransitScore is 51, reflecting somewhat walkable, bikeable, and transit-accessible surroundings.
The property is located at 5842 NW 12th Ave in Miami, Florida, with frontage on 12th Ave. It carries T-4 zoning and is positioned near Related Group’s Liberty Square Redevelopment. WalkScore is 62, BikeScore is 60, and TransitScore is 51, reflecting somewhat walkable, bikeable, and transit-accessible surroundings.
Key Highlights
- Four‑unit quadplex with four matching 2‑bed/1‑bath apartments
- Fully occupied residential income property
- Separate electric meters for each apartment
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
$73,363
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
5.87%
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%
$1,467,260
$1.5M
Cap Rate 7%
$1,048,043
$1.0M
Cap Rate 9%
$815,144
$815.1K
Market Conditions
NOI Build-Up for 3,658 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
$111.9K $30.60/SF
− Vacancy
−$7.1K −$1.95/SF
EGI
$104.8K $28.65/SF
− OpEx
−$31.4K −$8.60/SF
NOI
$73.4K $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%
$1,467,260
Cap Rate 7%
$1,048,043
Cap Rate 9%
$815,144
Alternative Uses
Best Use
Multifamily LT 5
$1.05M
$917.0K – $1.22M
NOI $73,363 @ 7.0% cap · market cap 5.87%
Second Best
Apartment 5plus
$965.4K
$844.7K – $1.13M
NOI $67,576 @ 7.0% cap · market cap 5.41%
Theoretical Best
Specialty Retail
$2.47M
$2.16M – $2.88M
NOI $172,842 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,428
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?
Quadplex - T-4 zoning and separate electric meters serve each apartment in this fully occupied multifamily property.
Where is this quadplex located?
The property is located at 5842 NW 12th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Four‑unit quadplex with four matching 2‑bed/1‑bath apartments; Fully occupied residential income property; Separate electric meters for each apartment
