Duplex with Separate
For Sale
$830,000
860 Southeast 9th Court, Hialeah, FL 33010
Front and rear units each feature separate electrical and water meters with 3 beds and 2 baths.
Property Size2,403 SF
Price / SF$345.40
Days on Market188
Property Features for 860 Southeast 9th Court
General Information
Standard status
Active
Size
2,403 SF
Total Parking Spaces
5
Property subtype
Multi-Family Income / Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,763
Building Details
Year Built
1953
Tenancy
Multi
Listing Agency:
Lifestyle International Realty
(305) 809-8085
Listed By:
Alejandro Rodriguez · License #3359095
(305) 809-8085
Source:
Compass
Added: Feb 17
Changed: Aug 23
Last Checked: Aug 22 at 5:59PM
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 Lifestyle International Realty
Investment Insights
Based on property information with market context.
This duplex includes two separate units arranged with one in the front and a second unit behind. Both units have three bedrooms and two bathrooms, with separate electrical and water meters for each unit. Parking is provided for up to five cars.
The property is located near shopping and Miami International Airport, with close access to major expressways I-95 and 112. The duplex is currently rented on a month-to-month basis.
The property is located near shopping and Miami International Airport, with close access to major expressways I-95 and 112. The duplex is currently rented on a month-to-month basis.
Key Highlights
- Duplex with two separate units: one in the front and one behind
- Each unit has 3 bedrooms and 2 baths
- Front and rear units have separate electrical and water meters
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
$34,542
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
4.16%
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%
$690,840
$690.8K
Cap Rate 7%
$493,457
$493.5K
Cap Rate 9%
$383,800
$383.8K
Market Conditions
NOI Build-Up for 2,403 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
$53.3K $22.20/SF
− Vacancy
−$4.0K −$1.67/SF
EGI
$49.3K $20.54/SF
− OpEx
−$14.8K −$6.16/SF
NOI
$34.5K $14.37/SF
Area
Hialeah, FL
Vacancy
7.50%
Lease Rate
$22.20 /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%
$690,840
Cap Rate 7%
$493,457
Cap Rate 9%
$383,800
Alternative Uses
Best Use
Multifamily LT 5
$493.5K
$431.8K – $575.7K
NOI $34,542 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$459.7K
$402.2K – $536.3K
NOI $32,179 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$945.8K
$827.6K – $1.10M
NOI $66,207 @ 7.0% cap · market cap 7.98%
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
Highway access
Location Intelligence
Trade Area within ½ mile
1,690
Businesses Nearby
Explore this area
Business Placement
Demographics for 33010, FL
43,902
Population
16,456
Households
2.7
Avg Household Size
48
Median Age
20%
College-Educated
71%
High-School Grad
4.3 sq mi
ZIP Area
10,210
Density / Sq Mi
$45,449
Median Household Income
$30,466
Median Earnings
$1,318
Median Rent
$346,500
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 - Front and rear units each feature separate electrical and water meters with 3 beds and 2 baths.
Where is this duplex located?
The property is located at 860 Southeast 9th Court Hialeah, FL.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: Duplex with two separate units: one in the front and one behind; Each unit has 3 bedrooms and 2 baths; Front and rear units have separate electrical and water meters
