Miami Duplex ALF Investment
For Sale
$899,999
Pending
7100 NW 1st Ter, Miami, FL 33126
Income-producing duplex operating as an ALF with strong lease income.
Property Size3,585 SF
Lot Size0.23 Acres
Days on Market112
Property Features for 7100 NW 1st Ter
General Information
Standard status
Pending
Size
3,585 SF
Total Parking Spaces
10
Lot size
0.23 Acres
Zoning
5700
Taxes and HOA fees
Annual Taxes
$13,243
Amenities
Central Air
Central, Electric
Common
Building Details
Building Size
3,585 SF
Year Built
1964
Listing Agency:
Douglas Elliman
Listed By:
Miguel Solis · License #0624178
(305) 343-9554
Source:
Evrealestate
Added: May 17
Changed: Sep 4
Last Checked: Aug 10 at 9:14AM
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 Douglas Elliman
Investment Insights
Based on property information with market context.
This duplex, configured with 8 bedrooms and 4 bathrooms, is currently operating as a successful Assisted Living Facility (ALF) near 72nd Avenue and Flagler Street in Miami. Situated on a corner lot exceeding 10,000 square feet with canal frontage, the property provides over 3,500 square feet of living space. The property is leased for the next two years, offering immediate cash flow and long-term investment potential. It features a large, commercial-style kitchen, a spacious living room, and a dedicated recreation area for residents. Designated for Retirement Home / Health Care land use, the duplex is suitable for continued assisted living or healthcare operations. The home is equipped with ADA-compliant bathrooms, fire safety systems, and licenses currently up to code. The property benefits from privacy, with no neighbors on three sides, creating a peaceful environment. Washer and dryers are leased. The zoning also allows for nursing home use.
Key Highlights
- Income‑producing property with a strong existing lease, providing immediate cash flow.
- Duplex zoning with Retirement Home / Health Care land use designation.
- 8 bedrooms and 4 bathrooms with over 3,500 SF of living space on a 10,000+ SF canal front corner lot.**
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
$70,816
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
7.87%
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%
$1,416,320
$1.4M
Cap Rate 7%
$1,011,657
$1.0M
Cap Rate 9%
$786,844
$786.8K
Market Conditions
NOI Build-Up for 3,531 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
$108.0K $30.60/SF
− Vacancy
−$6.9K −$1.95/SF
EGI
$101.2K $28.65/SF
− OpEx
−$30.3K −$8.60/SF
NOI
$70.8K $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%
$1,416,320
Cap Rate 7%
$1,011,657
Cap Rate 9%
$786,844
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$885.2K – $1.18M
NOI $70,816 @ 7.0% cap · market cap 7.87%
Second Best
Apartment 5plus
$931.9K
$815.4K – $1.09M
NOI $65,230 @ 7.0% cap · market cap 7.25%
Theoretical Best
Specialty Retail
$2.38M
$2.09M – $2.78M
NOI $166,841 @ 7.0% cap · market cap 18.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,241
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33126, FL
48,751
Population
19,725
Households
2.5
Avg Household Size
44
Median Age
28%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
9,028
Density / Sq Mi
$55,722
Median Household Income
$32,607
Median Earnings
$1,651
Median Rent
$299,800
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.
Similar Off Market Nearby
- Maggie's Retirement Home — 7930 SW 11th St, Miami, FL 33144
- Coral Gables Nursing and Rehabilitation — 7060 SW 8th St, Miami, FL 33144
- Ovany's Home Care Corp — 526 SW 66th Ave, Miami, FL 33144
- Midway Retirement — 93 SW 79th Ct, Miami, FL 33144
- Paradise Retirement Club Inc — 21 SW 75th Ave, Miami, FL 33144
Frequently Asked Questions
What type of property is this?
Assisted living facility - Income-producing duplex operating as an ALF with strong lease income.
Where is this assisted living facility located?
The property is located at 7100 NW 1st Ter Miami, FL.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Income‑producing property with a strong existing lease, providing immediate cash flow.; Duplex zoning with Retirement Home / Health Care land use designation.; 8 bedrooms and 4 bathrooms with over 3,500 SF of living space on a 10,000+ SF canal front corner lot.**
