Two-Unit Duplex With
For Sale
$625,000
6228 NW 4th Ave, Miami, FL 33150
MULTI_FAMILY - Miami, FL
Property Size1,639 SF
Lot Size0.13 Acres
Price / SF$381.33
Days on Market37
Property Features for 6228 NW 4th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
4600
Bedrooms
5
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 5, Bedroom 2
Parking
4
Patio and Porch features
Patio
Exterior features
Fence, Fruit Trees, Patio
Fencing
Fenced
Subdivision
GORDON DALE PK
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-13-036-0040
Size
1,639 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
GORDON DALE PARK PB 16-33 LOT 6 BLK 1 LOT SIZE 40.000 X 143 OR 13595-1999 0288 4 COC 26537-3312 08 2008 5
Tax Annual Amount
9068
Legal Description
GORDON DALE PARK PB 16-33 LOT 6 BLK 1 LOT SIZE 40.000 X 143 OR 13595-1999 0288 4 COC 26537-3312 08 2008 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Building Details
Year built
1985
Floors in Building
1
Flooring type
Laminate
Building materials
Block
Roof type
Shingle
Listing Agency:
Compass Florida, LLC
(305) 697-5402
Listed By:
Jorge Andrade · License #3050246
(786) 587-6183
Added: Jul 18
Changed: Aug 6
Last Checked: Aug 23 at 3:06PM
MLS# A12011679
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 1985 block duplex contains two distinct residences: one with 3 bedrooms and 1 bathroom, and another with 2 bedrooms and 1 bathroom. The property provides 1,639 square feet of building area on a 5,720-square-foot lot. Interior finishes include laminate flooring, while central heating, central air, and ceiling fans serve the units. A recently replaced air-conditioning system adds to the existing mechanical improvements.
Exterior features include private front access, driveway parking, a patio, fruit trees, and fencing. The property also has public sewer service and cable availability. Miami Edison Senior High, I-95, Wynwood, the Design District, and Midtown are identified in the surrounding area.
Exterior features include private front access, driveway parking, a patio, fruit trees, and fencing. The property also has public sewer service and cable availability. Miami Edison Senior High, I-95, Wynwood, the Design District, and Midtown are identified in the surrounding area.
Key Highlights
- Two residences: 3BR/1BA and 2BR/1BA
- 1,639 square feet on a 5,720‑square‑foot lot
- 1985 block construction
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
$32,871
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
5.26%
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%
$657,420
$657.4K
Cap Rate 7%
$469,586
$469.6K
Cap Rate 9%
$365,233
$365.2K
Market Conditions
NOI Build-Up for 1,639 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
$50.2K $30.60/SF
− Vacancy
−$3.2K −$1.95/SF
EGI
$47.0K $28.65/SF
− OpEx
−$14.1K −$8.60/SF
NOI
$32.9K $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%
$657,420
Cap Rate 7%
$469,586
Cap Rate 9%
$365,233
Alternative Uses
Best Use
Multifamily LT 5
$469.6K
$410.9K – $547.9K
NOI $32,871 @ 7.0% cap · market cap 5.26%
Second Best
Apartment 5plus
$432.5K
$378.5K – $504.6K
NOI $30,278 @ 7.0% cap · market cap 4.84%
Theoretical Best
Specialty Retail
$1.11M
$968.0K – $1.29M
NOI $77,443 @ 7.0% cap · market cap 12.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,814
Businesses Nearby
Explore this area
Business Placement
Demographics for 33150, FL
28,703
Population
12,403
Households
2.3
Avg Household Size
37
Median Age
14%
College-Educated
75%
High-School Grad
3.5 sq mi
ZIP Area
8,201
Density / Sq Mi
$40,802
Median Household Income
$32,359
Median Earnings
$1,179
Median Rent
$377,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Includes a three-bedroom residence and a two-bedroom residence with central air conditioning.
Where is this duplex located?
The property is located at 6228 NW 4th Ave Miami, FL.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two residences: 3BR/1BA and 2BR/1BA; 1,639 square feet on a 5,720‑square‑foot lot; 1985 block construction
