Two-Unit Duplex with Private
New
For Sale
$1,575,000
Pending
6852-6850 NW 4th AVE, Miami, FL 33150
Residential Income, Miami, FL
Property Size2,800 SF
Days on Market4
Property Features for 6852-6850 NW 4th AVE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
5700
Bedrooms
6
Full bathrooms
6
Rooms
Bedroom 4, Bedroom 2, Bathroom 2, Bathroom 3, Bathroom 6, Bathroom 4, Bedroom 3, Bathroom 5, Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 1
Parking
6
Security features
Security
Window features
Blinds
Patio and Porch features
Patio
Exterior features
Lighting, Patio, Security/High Impact Doors
Subdivision
GROVELAND PARK
Lot features
< 1/4 Acre
Standard status
Pending
APN
01-31-13-023-0720
Size
2,800 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
13 53 41 GROVELAND PARK PB 6-91 LOT 1 BLK 5 LOT SIZE 55.000 X 126 OR 19417-3895 12 2000 5
Tax Annual Amount
4871
Legal Description
13 53 41 GROVELAND PARK PB 6-91 LOT 1 BLK 5 LOT SIZE 55.000 X 126 OR 19417-3895 12 2000 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
laundry
backyard
sideyard
Building Details
Year built
2025
Floors in Building
1
Flooring type
Tile
Building materials
CBSConcreteBlockStructure, Block
Roof type
Flat
Listing Agency:
The Keyes Company
(305) 531-5803
Listed By:
Manuel Vidal PA · License #3278608
(786) 942-4866
Added: Oct 1
Last Checked: Oct 4 at 4:06PM
MLS# A11933019
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 duplex at 6852-6850 NW 4th Ave contains 2,800 square feet across two residences, each configured with 3 bedrooms and 3 full bathrooms. The units also have full-size laundry areas, backyard and sideyard space, and 18-foot ceilings. The property is under construction, with a 2025 year built, and includes tile flooring, central heating and air conditioning, and security/high-impact doors.
On-site parking accommodates 6 vehicles, with additional street parking noted. The property is in Miami, with the Design District, Midtown, Edgewater, Wynwood, Miami Beach, and Downtown identified as nearby destinations. Public water and sewer service the property.
On-site parking accommodates 6 vehicles, with additional street parking noted. The property is in Miami, with the Design District, Midtown, Edgewater, Wynwood, Miami Beach, and Downtown identified as nearby destinations. Public water and sewer service the property.
Key Highlights
- Two residences, each with 3 bedrooms and 3 full bathrooms
- 2,800 square feet total
- 18‑foot ceilings
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
$56,156
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
3.57%
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%
$1,123,120
$1.1M
Cap Rate 7%
$802,229
$802.2K
Cap Rate 9%
$623,956
$624.0K
Market Conditions
NOI Build-Up for 2,800 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
$85.7K $30.60/SF
− Vacancy
−$5.5K −$1.95/SF
EGI
$80.2K $28.65/SF
− OpEx
−$24.1K −$8.60/SF
NOI
$56.2K $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%
$1,123,120
Cap Rate 7%
$802,229
Cap Rate 9%
$623,956
Alternative Uses
Best Use
Multifamily LT 5
$802.2K
$702.0K – $935.9K
NOI $56,156 @ 7.0% cap · market cap 3.57%
Second Best
Apartment 5plus
$738.9K
$646.6K – $862.1K
NOI $51,726 @ 7.0% cap · market cap 3.28%
Theoretical Best
Specialty Retail
$1.89M
$1.65M – $2.21M
NOI $132,301 @ 7.0% cap · market cap 8.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
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 - Both residences include laundry facilities, private outdoor areas, and parking within the property line.
Where is this duplex located?
The property is located at 6852-6850 NW 4th AVE Miami, FL.
What is the asking price?
The asking price for this property is $1,575,000.
What are key features of this property?
This property features: Two residences, each with 3 bedrooms and 3 full bathrooms; 2,800 square feet total; 18‑foot ceilings
