Duplex with New
For Sale
$720,000
5859 NW 13th Ave, Miami, FL 33142
Residential Income, Miami, FL
Property Size2,300 SF
Price / SF$313.04
Days on Market49
Property Features for 5859 NW 13th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
3901
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 2, Bedroom 1, Bedroom 6, Bedroom 4, Bedroom 5, Bathroom 4, Bathroom 1, Bedroom 2, Bathroom 3
Parking
4
Exterior features
Fence, Lighting
Fencing
Fenced
Subdivision
ORCHARD VILLA EXTENSION
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-14-043-1360
Size
2,300 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ORCHARD VILLA EXT PB 17-55 LOT 28 BLK 7 LOT SIZE 50.000 X 106 OR 18701-0798 07 1999 4 COC 25050-3218 10 2006 1
Tax Annual Amount
7692
Legal Description
ORCHARD VILLA EXT PB 17-55 LOT 28 BLK 7 LOT SIZE 50.000 X 106 OR 18701-0798 07 1999 4 COC 25050-3218 10 2006 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
refrigerator
electric range
microwave
washer and dryer hookups
metal shutters protection
Building Details
Year built
2006
Floors in Building
1
Flooring type
Tile, Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
Miami New Realty
(305) 485-3100
Listed By:
Oswaldo Sanchez Robleno · License #3398163
(786) 683-7374
Added: Aug 14
Changed: Sep 15
Last Checked: Oct 1 at 2:06PM
MLS# A12071457
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 2,300-square-foot duplex contains two 3-bedroom, 2-bathroom units, totaling 6 bedrooms and 4 bathrooms. Each residence includes kitchen space with a refrigerator, electric range, and microwave, along with washer and dryer hookups. Central air and electric heating serve the building, which was constructed in 2006 with block construction, tile flooring, fencing, lighting, and metal shutters. A new shingle roof was installed in 2025.
The property is located at 5859 NW 13th Ave in Miami, within Miami-Dade County. Four parking spaces are provided, with two assigned to each unit, and street parking is also available. Public sewer service and cable availability are present. Both units are currently rented, offering an existing income-producing configuration for an owner or investor.
The property is located at 5859 NW 13th Ave in Miami, within Miami-Dade County. Four parking spaces are provided, with two assigned to each unit, and street parking is also available. Public sewer service and cable availability are present. Both units are currently rented, offering an existing income-producing configuration for an owner or investor.
Key Highlights
- 2,300 square feet with two 3‑bedroom, 2‑bathroom units
- 6 bedrooms and 4 bathrooms across the duplex
- New shingle roof installed in 2025
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
$46,128
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
6.41%
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%
$922,560
$922.6K
Cap Rate 7%
$658,971
$659.0K
Cap Rate 9%
$512,533
$512.5K
Market Conditions
NOI Build-Up for 2,300 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
$70.4K $30.60/SF
− Vacancy
−$4.5K −$1.95/SF
EGI
$65.9K $28.65/SF
− OpEx
−$19.8K −$8.60/SF
NOI
$46.1K $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%
$922,560
Cap Rate 7%
$658,971
Cap Rate 9%
$512,533
Alternative Uses
Best Use
Multifamily LT 5
$659.0K
$576.6K – $768.8K
NOI $46,128 @ 7.0% cap · market cap 6.41%
Second Best
Apartment 5plus
$607.0K
$531.1K – $708.2K
NOI $42,489 @ 7.0% cap · market cap 5.90%
Theoretical Best
Specialty Retail
$1.55M
$1.36M – $1.81M
NOI $108,676 @ 7.0% cap · market cap 15.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,093
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied units offer kitchens, appliances, laundry hookups, and dedicated parking.
Where is this duplex located?
The property is located at 5859 NW 13th Ave Miami, FL.
What is the asking price?
The asking price for this property is $720,000.
What are key features of this property?
This property features: 2,300 square feet with two 3‑bedroom, 2‑bathroom units; 6 bedrooms and 4 bathrooms across the duplex; New shingle roof installed in 2025
