Corner Duplex with Gated Side
For Sale
$649,000
695 697 Curtiss Dr Opa-Locka, Opa Locka, FL 33054
Duplex with a gated side entry, rear parking area, and established mango and guanabana trees.
Property Size1,408 SF
Days on Market45
Property Features for 695 697 Curtiss Dr Opa-Locka
General Information
Standard status
Active
Size
1,408 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$10,395
Building Details
Building Size
1,408 SF
Year Built
1957
Listing Agency:
Ricmar Realty
(305) 922-0797
Listed By:
Ricardo Carnero · License #0482452
Source:
Vanessafrankmiami
Added: Jul 19
Changed: Aug 29
Last Checked: Aug 30 at 10:18PM
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 Ricmar Realty
Investment Insights
Based on property information with market context.
This duplex property was built in 1957 and includes a side access point secured by a double gate. The rear yard provides a substantial area for parking, while mature mango and guanabana trees add established landscaping. The property is configured with two residential units and occupies a corner position.
Key Highlights
- Duplex configuration with two residential units
- Built in 1957
- Corner property with double‑gated side access
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
$28,238
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
4.35%
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%
$564,760
$564.8K
Cap Rate 7%
$403,400
$403.4K
Cap Rate 9%
$313,756
$313.8K
Market Conditions
NOI Build-Up for 1,408 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
$43.1K $30.60/SF
− Vacancy
−$2.7K −$1.95/SF
EGI
$40.3K $28.65/SF
− OpEx
−$12.1K −$8.60/SF
NOI
$28.2K $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%
$564,760
Cap Rate 7%
$403,400
Cap Rate 9%
$313,756
Alternative Uses
Best Use
Multifamily LT 5
$403.4K
$353.0K – $470.6K
NOI $28,238 @ 7.0% cap · market cap 4.35%
Second Best
Apartment 5plus
$371.6K
$325.1K – $433.5K
NOI $26,011 @ 7.0% cap · market cap 4.01%
Theoretical Best
Specialty Retail
$950.4K
$831.6K – $1.11M
NOI $66,529 @ 7.0% cap · market cap 10.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
Explore this area
Business Placement
Demographics for 33054, FL
30,352
Population
10,263
Households
3
Avg Household Size
37
Median Age
10%
College-Educated
75%
High-School Grad
8.4 sq mi
ZIP Area
3,613
Density / Sq Mi
$42,779
Median Household Income
$31,147
Median Earnings
$1,346
Median Rent
$291,700
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 - Duplex with a gated side entry, rear parking area, and established mango and guanabana trees.
Where is this duplex located?
The property is located at 695 697 Curtiss Dr Opa-Locka Opa Locka, FL.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Duplex configuration with two residential units; Built in 1957; Corner property with double‑gated side access
