Two-Unit Duplex with
For Sale
$620,000
9553 Northwest 26th Avenue, Miami, FL 33147
Existing duplex configuration includes a separately rented trailer and an oversized backyard.
Property Size1,520 SF
Price / SF$407.89
Days on Market116
Property Features for 9553 Northwest 26th Avenue
General Information
Standard status
Active
Size
1,520 SF
Property subtype
Residential Income / Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,786
Building Details
Year Built
1949
Listing Agency:
Black Key Realty
(786) 203-3187
Listed By:
Belkis Cruz · License #3390932
(786) 203-3187
Source:
Compass
Added: May 9
Changed: Aug 31
Last Checked: Aug 31 at 12:01AM
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 Black Key Realty
Investment Insights
Based on property information with market context.
Built in 1949, this 1,520-square-foot duplex is arranged as two residential units and includes an oversized backyard. The property also comes with a trailer that is currently rented, providing an additional existing use on the site.
The property is located at 9553 Northwest 26th Avenue in Miami, near supermarkets, shopping, dining, entertainment, major expressways, and I-95. The backyard may support future expansion, subject to buyer verification of applicable zoning and approvals.
The property is located at 9553 Northwest 26th Avenue in Miami, near supermarkets, shopping, dining, entertainment, major expressways, and I-95. The backyard may support future expansion, subject to buyer verification of applicable zoning and approvals.
Key Highlights
- Two‑unit duplex configuration
- 1,520 square feet of property size
- Built in 1949
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
$30,484
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
4.92%
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%
$609,680
$609.7K
Cap Rate 7%
$435,486
$435.5K
Cap Rate 9%
$338,711
$338.7K
Market Conditions
NOI Build-Up for 1,520 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
$46.5K $30.60/SF
− Vacancy
−$3.0K −$1.95/SF
EGI
$43.5K $28.65/SF
− OpEx
−$13.1K −$8.60/SF
NOI
$30.5K $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%
$609,680
Cap Rate 7%
$435,486
Cap Rate 9%
$338,711
Alternative Uses
Best Use
Multifamily LT 5
$435.5K
$381.1K – $508.1K
NOI $30,484 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$401.1K
$351.0K – $468.0K
NOI $28,080 @ 7.0% cap · market cap 4.53%
Theoretical Best
Specialty Retail
$1.03M
$897.8K – $1.20M
NOI $71,821 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,327
Businesses Nearby
Explore this area
Business Placement
Demographics for 33147, FL
48,823
Population
16,220
Households
3
Avg Household Size
39
Median Age
15%
College-Educated
77%
High-School Grad
7.2 sq mi
ZIP Area
6,781
Density / Sq Mi
$47,728
Median Household Income
$33,385
Median Earnings
$1,359
Median Rent
$301,300
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 - Existing duplex configuration includes a separately rented trailer and an oversized backyard.
Where is this duplex located?
The property is located at 9553 Northwest 26th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; 1,520 square feet of property size; Built in 1949
