CBS Construction
For Sale
$1,350,000
650 Northwest 28th Street, Miami, FL 33127
Four-unit multifamily property with durable CBS construction and proximity to Miami’s Wynwood Arts District.
Property Size3,204 SF
Price / SF$421.35
Days on Market247
Property Features for 650 Northwest 28th Street
General Information
Standard status
Active
Size
3,204 SF
Property subtype
Residential Income / Fourplex
Taxes and HOA fees
Annual Taxes
$13,567
Building Details
Year Built
1972
Listing Agency:
Fausto Commercial Realty Consultants Inc
Listed By:
Miguel Fuentes · License #3403804
(786) 748-7373
Source:
Compass
Added: Dec 31, 2025
Changed: Sep 3
Last Checked: Sep 2 at 11:27PM
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 Fausto Commercial Realty Consultants Inc
Investment Insights
Based on property information with market context.
Built in 1972, this four-unit multifamily property contains 3,204 square feet and features CBS construction. The quadplex is positioned in Miami’s Allapattah area, within the West of Wynwood District and near the Wynwood Arts District.
The property is located just blocks from the Rubell Museum and near the NW 29th Street corridor, where retail, dining, and creative office uses are present. Its existing four-unit configuration and established construction provide a defined multifamily asset in a district connected to nearby cultural and commercial destinations.
The property is located just blocks from the Rubell Museum and near the NW 29th Street corridor, where retail, dining, and creative office uses are present. Its existing four-unit configuration and established construction provide a defined multifamily asset in a district connected to nearby cultural and commercial destinations.
Key Highlights
- 3,204‑square‑foot quadplex built in 1972
- Four‑unit multifamily configuration
- CBS 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
$64,258
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
4.76%
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%
$1,285,160
$1.3M
Cap Rate 7%
$917,971
$918.0K
Cap Rate 9%
$713,978
$714.0K
Market Conditions
NOI Build-Up for 3,204 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
$98.0K $30.60/SF
− Vacancy
−$6.2K −$1.95/SF
EGI
$91.8K $28.65/SF
− OpEx
−$27.5K −$8.60/SF
NOI
$64.3K $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%
$1,285,160
Cap Rate 7%
$917,971
Cap Rate 9%
$713,978
Alternative Uses
Best Use
Multifamily LT 5
$918.0K
$803.2K – $1.07M
NOI $64,258 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$845.6K
$739.9K – $986.5K
NOI $59,189 @ 7.0% cap · market cap 4.38%
Theoretical Best
Specialty Retail
$2.16M
$1.89M – $2.52M
NOI $151,390 @ 7.0% cap · market cap 11.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,335
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 - Four-unit multifamily property with durable CBS construction and proximity to Miami’s Wynwood Arts District.
Where is this quadplex located?
The property is located at 650 Northwest 28th Street Miami, FL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 3,204‑square‑foot quadplex built in 1972; Four‑unit multifamily configuration; CBS construction
