Duplex with Central
New
For Sale
$469,900
6926 NW 4th Ave, Miami, FL 33150
Residential Income, Miami, FL
Property Size1,364 SF
Price / SF$344.50
Days on Market6
Property Features for 6926 NW 4th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 2
Parking
4
Subdivision
GROVELAND PK
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-13-023-0691
Size
1,364 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
GROVELAND PARK PB 6-91 LOT 9 BLK 4 LOT SIZE 50.000 X 126 OR 16306-4439 0394 1 COC 24355-1872 03 2006 1
Tax Annual Amount
5114
Legal Description
GROVELAND PARK PB 6-91 LOT 9 BLK 4 LOT SIZE 50.000 X 126 OR 16306-4439 0394 1 COC 24355-1872 03 2006 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1926
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Manuel Arce · License #3357807
(954) 824-2064
Added: Sep 2
Changed: Sep 6
Last Checked: Sep 7 at 4:06PM
MLS# A12082530
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 1,364-square-foot duplex was built in 1926 with block construction, tile flooring, a shingle roof, and two bathrooms. The interior includes four bedrooms, while central heating and central air provide building-wide climate systems. The property will be vacant at closing and is offered for sale with cash or hard money financing only.
Located in Miami, the property has cable availability and public sewer service. Its address is 6926 NW 4th Ave, Miami, FL 33150.
Located in Miami, the property has cable availability and public sewer service. Its address is 6926 NW 4th Ave, Miami, FL 33150.
Key Highlights
- 1,364‑square‑foot duplex built in 1926
- Four bedrooms and two bathrooms
- Block construction with shingle roof
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
$27,356
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
5.82%
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%
$547,120
$547.1K
Cap Rate 7%
$390,800
$390.8K
Cap Rate 9%
$303,956
$304.0K
Market Conditions
NOI Build-Up for 1,364 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
$41.7K $30.60/SF
− Vacancy
−$2.7K −$1.95/SF
EGI
$39.1K $28.65/SF
− OpEx
−$11.7K −$8.60/SF
NOI
$27.4K $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%
$547,120
Cap Rate 7%
$390,800
Cap Rate 9%
$303,956
Alternative Uses
Best Use
Multifamily LT 5
$390.8K
$342.0K – $455.9K
NOI $27,356 @ 7.0% cap · market cap 5.82%
Second Best
Apartment 5plus
$360.0K
$315.0K – $420.0K
NOI $25,198 @ 7.0% cap · market cap 5.36%
Theoretical Best
Specialty Retail
$920.7K
$805.6K – $1.07M
NOI $64,450 @ 7.0% cap · market cap 13.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Vacant-at-close duplex with tile flooring, block construction, and public sewer service.
Where is this duplex located?
The property is located at 6926 NW 4th Ave Miami, FL.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: 1,364‑square‑foot duplex built in 1926; Four bedrooms and two bathrooms; Block construction with shingle roof
