Renovated Duplex with Impact
For Sale
$640,000
6745 NW 4th Ct, Miami, FL 33150
Residential Income, Miami, FL
Property Size1,500 SF
Price / SF$426.67
Days on Market206
Property Features for 6745 NW 4th Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 2
Parking
4
Subdivision
7TH AVENUE HIGHLANDS
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-13-024-2512
Size
1,500 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
SEVENTH AVE HIGHLANDS PB 14-13 LOT 9 BLK 14 LOT SIZE 40.000 X 100 OR 18211-2314 0798 1
Tax Annual Amount
592007
Legal Description
SEVENTH AVE HIGHLANDS PB 14-13 LOT 9 BLK 14 LOT SIZE 40.000 X 100 OR 18211-2314 0798 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
central A/C
tankless water heaters
impact windows
backyard
Building Details
Year built
1985
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Avanti Way Realty LLC
(305) 229-1146
Listed By:
Natalia Murgueitio · License #3502465
(321) 295-1139
Added: Feb 6
Changed: Aug 27
Last Checked: Aug 31 at 6:06PM
MLS# A11958480
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 1,500-square-foot duplex contains two residential units with central air conditioning, tile flooring, and a shingle roof. Improvements include renovated kitchens with granite countertops, remodeled bathrooms, tankless water heaters, and impact windows. The 1985-built property also provides front parking and a backyard.
Separate electric and water meters serve the units, while public sewer service and cable availability are in place. The property is currently occupied under signed leases, with security deposits held. Located at 6745 NW 4th Ct in Miami, the duplex is in Miami-Dade County and carries a block construction system.
Separate electric and water meters serve the units, while public sewer service and cable availability are in place. The property is currently occupied under signed leases, with security deposits held. Located at 6745 NW 4th Ct in Miami, the duplex is in Miami-Dade County and carries a block construction system.
Key Highlights
- Two‑unit duplex with 1,500 square feet of interior space
- 1985 construction with block exterior, shingle roof, and tile flooring
- Renovated kitchens with granite countertops and remodeled bathrooms
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
$30,083
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
4.70%
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%
$601,660
$601.7K
Cap Rate 7%
$429,757
$429.8K
Cap Rate 9%
$334,256
$334.3K
Market Conditions
NOI Build-Up for 1,500 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
$45.9K $30.60/SF
− Vacancy
−$2.9K −$1.95/SF
EGI
$43.0K $28.65/SF
− OpEx
−$12.9K −$8.60/SF
NOI
$30.1K $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%
$601,660
Cap Rate 7%
$429,757
Cap Rate 9%
$334,256
Alternative Uses
Best Use
Multifamily LT 5
$429.8K
$376.0K – $501.4K
NOI $30,083 @ 7.0% cap · market cap 4.70%
Second Best
Apartment 5plus
$395.9K
$346.4K – $461.8K
NOI $27,710 @ 7.0% cap · market cap 4.33%
Theoretical Best
Specialty Retail
$1.01M
$886.0K – $1.18M
NOI $70,876 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,583
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered units feature central air, updated kitchens, and remodeled bathrooms.
Where is this duplex located?
The property is located at 6745 NW 4th Ct Miami, FL.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,500 square feet of interior space; 1985 construction with block exterior, shingle roof, and tile flooring; Renovated kitchens with granite countertops and remodeled bathrooms
