Income-Producing
New
For Sale
$2,300,000
6450 SW 102nd Avenue, Miami, FL 33173
The property is well maintained and currently generates income from an established residential asset.
Property Size4,404 SF
Days on Market7
Property Features for 6450 SW 102nd Avenue
General Information
Standard status
Active
Size
4,404 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$19,345
Building Details
Building Size
4,404 SF
Year Built
1979
Listing Agency:
Trustpoint Realty, LLC.
(305) 747-0260
Listed By:
Darious White · License #3508013
(305) 747-0260
Source:
Silverleafrealtygroup
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 12:04AM
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 Trustpoint Realty, LLC.
Investment Insights
Based on property information with market context.
This duplex, located at 6450 SW 102nd Avenue, was built in 1979 and is currently generating income. The property is described as well maintained, providing an established residential asset in Southwest Miami-Dade.
The property is situated in the Sunset area, with access to the 826 Palmetto Expressway. Nearby conveniences identified in the source include a local school, fire station, shopping, and dining. The surrounding area is also positioned near major destinations throughout Southwest Miami-Dade.
The property is situated in the Sunset area, with access to the 826 Palmetto Expressway. Nearby conveniences identified in the source include a local school, fire station, shopping, and dining. The surrounding area is also positioned near major destinations throughout Southwest Miami-Dade.
Key Highlights
- Duplex built in 1979
- Currently generating income
- Well‑maintained residential property
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
$88,325
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
3.84%
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%
$1,766,500
$1.8M
Cap Rate 7%
$1,261,786
$1.3M
Cap Rate 9%
$981,389
$981.4K
Market Conditions
NOI Build-Up for 4,404 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
$134.8K $30.60/SF
− Vacancy
−$8.6K −$1.95/SF
EGI
$126.2K $28.65/SF
− OpEx
−$37.9K −$8.60/SF
NOI
$88.3K $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%
$1,766,500
Cap Rate 7%
$1,261,786
Cap Rate 9%
$981,389
Alternative Uses
Best Use
Multifamily LT 5
$1.26M
$1.10M – $1.47M
NOI $88,325 @ 7.0% cap · market cap 3.84%
Second Best
Apartment 5plus
$1.16M
$1.02M – $1.36M
NOI $81,357 @ 7.0% cap · market cap 3.54%
Theoretical Best
Specialty Retail
$2.97M
$2.60M – $3.47M
NOI $208,091 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,674
Businesses Nearby
Explore this area
Business Placement
Demographics for 33173, FL
33,648
Population
12,237
Households
2.7
Avg Household Size
46
Median Age
42%
College-Educated
91%
High-School Grad
5.5 sq mi
ZIP Area
6,118
Density / Sq Mi
$83,053
Median Household Income
$48,565
Median Earnings
$1,935
Median Rent
$460,500
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?
Duplex - The property is well maintained and currently generates income from an established residential asset.
Where is this duplex located?
The property is located at 6450 SW 102nd Avenue Miami, FL.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Duplex built in 1979; Currently generating income; Well‑maintained residential property
