Duplex With Separate
For Sale
$649,000
7628 NW 2nd Ct, Miami, FL 33150
MULTI_FAMILY - Miami, FL
Property Size2,210 SF
Price / SF$293.67
Days on Market28
Property Features for 7628 NW 2nd Ct
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
5700
Bedrooms
5
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2, Bathroom 4, Bathroom 3, Bedroom 4, Bedroom 5
Parking
4
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Subdivision
CROSEL HEIGHTS
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-12-032-0420
Size
2,210 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
12 53 41 CROSEL HEIGHTS PB 10-32 LOT 11 BLK 4 LOT SIZE 50.000 X 139 OR 20347-0320 0402 2(2) COC 24434-0591 03 2006 1
Tax Annual Amount
9613
Legal Description
12 53 41 CROSEL HEIGHTS PB 10-32 LOT 11 BLK 4 LOT SIZE 50.000 X 139 OR 20347-0320 0402 2(2) COC 24434-0591 03 2006 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Realty World Executive Homes
(305) 251-4044
Listed By:
Mariano Soria · License #3275131
(305) 562-4520
Added: Jul 19
Changed: Aug 14
Last Checked: Aug 15 at 1:06PM
MLS# A12013391
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 was built in 2005 and features block construction with central heating and central air conditioning. Interior finishes include tile flooring. The exterior includes a fence and a porch, providing straightforward outdoor space and privacy.
The property uses public water and public sewer, with cable available. Utilities are set up so tenants pay for their own water and electricity, and yard upkeep is tenant-managed, which can simplify day-to-day operations. The unit setup includes multiple bedrooms and bathrooms, supporting comfortable residential layouts.
Leasing is described as month-to-month, giving flexibility in how the units are managed over time. Overall, the combination of central A/C, tenant-paid utilities, and low-maintenance, newer construction is aligned with a manageable ownership experience for a duplex.
The property uses public water and public sewer, with cable available. Utilities are set up so tenants pay for their own water and electricity, and yard upkeep is tenant-managed, which can simplify day-to-day operations. The unit setup includes multiple bedrooms and bathrooms, supporting comfortable residential layouts.
Leasing is described as month-to-month, giving flexibility in how the units are managed over time. Overall, the combination of central A/C, tenant-paid utilities, and low-maintenance, newer construction is aligned with a manageable ownership experience for a duplex.
Key Highlights
- Duplex built in 2005 with block construction
- Central heating and central air conditioning
- Tenants pay their own water and electricity
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
$44,323
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
6.83%
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%
$886,460
$886.5K
Cap Rate 7%
$633,186
$633.2K
Cap Rate 9%
$492,478
$492.5K
Market Conditions
NOI Build-Up for 2,210 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
$67.6K $30.60/SF
− Vacancy
−$4.3K −$1.95/SF
EGI
$63.3K $28.65/SF
− OpEx
−$19.0K −$8.60/SF
NOI
$44.3K $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%
$886,460
Cap Rate 7%
$633,186
Cap Rate 9%
$492,478
Alternative Uses
Best Use
Multifamily LT 5
$633.2K
$554.0K – $738.7K
NOI $44,323 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$583.2K
$510.3K – $680.4K
NOI $40,826 @ 7.0% cap · market cap 6.29%
Theoretical Best
Specialty Retail
$1.49M
$1.31M – $1.74M
NOI $104,423 @ 7.0% cap · market cap 16.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,766
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
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex built in 2005 with central A/C, fenced yard, and separate utilities for each unit.
Where is this duplex located?
The property is located at 7628 NW 2nd Ct Miami, 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 built in 2005 with block construction; Central heating and central air conditioning; Tenants pay their own water and electricity
