Duplex with Private
For Sale
$769,900
7546 NW 2nd Ter, Miami, FL 33126
MULTI_FAMILY - Miami, FL
Property Size2,085 SF
Price / SF$369.26
Days on Market37
Property Features for 7546 NW 2nd Ter
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Parking
5
Subdivision
WINONA PARK 1ST ADDN
Lot features
< 1/4 Acre
Standard status
Active
APN
30-40-02-009-3020
Size
2,085 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
WINONA PARK 1ST ADDN PB 17-49 LOT 5 BLK 33 LOT SIZE 125.000 X 50 OR 15767-2300 1292 1 COC 26290-2903 05 2007 5
Tax Annual Amount
9673
Legal Description
WINONA PARK 1ST ADDN PB 17-49 LOT 5 BLK 33 LOT SIZE 125.000 X 50 OR 15767-2300 1292 1 COC 26290-2903 05 2007 5
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1958
Floors in Building
1
Flooring type
Tile
Roof type
Tar/Gravel
Listing Agency:
Keller Williams Realty International Lifestyles
(786) 615-6761
Listed By:
Jorge Lobato · License #0531439
(305) 322-3579
Added: Jul 18
Changed: Jul 22
Last Checked: Aug 23 at 6:06PM
MLS# A12014789
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 well-maintained duplex features a brand-new roof and concrete block construction, with two separate units designed with functional layouts. Each unit has its own private entrance, providing flexible living arrangements for tenants or an owner-occupant.
The property is located in Miami and described as being near major malls, business districts, restaurants, and Miami International Airport, with quick access to key expressways.
Set on a fenced lot, the exterior is presented as low-maintenance and includes on-site parking for added convenience.
The property is located in Miami and described as being near major malls, business districts, restaurants, and Miami International Airport, with quick access to key expressways.
Set on a fenced lot, the exterior is presented as low-maintenance and includes on-site parking for added convenience.
Key Highlights
- Well‑maintained 2‑unit duplex with separate private entrances for each unit
- Concrete block construction with functional layouts
- Brand‑new roof; tar/gravel roof material reported
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
$41,816
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
5.43%
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%
$836,320
$836.3K
Cap Rate 7%
$597,371
$597.4K
Cap Rate 9%
$464,622
$464.6K
Market Conditions
NOI Build-Up for 2,085 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
$63.8K $30.60/SF
− Vacancy
−$4.1K −$1.95/SF
EGI
$59.7K $28.65/SF
− OpEx
−$17.9K −$8.60/SF
NOI
$41.8K $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%
$836,320
Cap Rate 7%
$597,371
Cap Rate 9%
$464,622
Alternative Uses
Best Use
Multifamily LT 5
$597.4K
$522.7K – $696.9K
NOI $41,816 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$550.2K
$481.5K – $642.0K
NOI $38,517 @ 7.0% cap · market cap 5.00%
Theoretical Best
Specialty Retail
$1.41M
$1.23M – $1.64M
NOI $98,517 @ 7.0% cap · market cap 12.80%
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
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,013
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with two units, separate private entrances, concrete block construction, and a new roof.
Where is this duplex located?
The property is located at 7546 NW 2nd Ter Miami, FL.
What is the asking price?
The asking price for this property is $769,900.
What are key features of this property?
This property features: Well‑maintained 2‑unit duplex with separate private entrances for each unit; Concrete block construction with functional layouts; Brand‑new roof; tar/gravel roof material reported
