Duplex With Oversized
For Sale
$620,000
9553 NW 26th Ave, Miami, FL 33147
Two-unit residential property with a separately rented trailer and expansion potential subject to zoning verification.
Property Size1,520 SF
Days on Market90
Property Features for 9553 NW 26th Ave
General Information
Standard status
Active
Size
1,520 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$11,786
Building Details
Building Size
1,520 SF
Year Built
1949
Buildings
2
Tenancy
Multi
Listing Agency:
Black Key Realty
(786) 495-4834
Listed By:
Belkis Cruz · License #3390932
Source:
Vanessafrankmiami
Added: May 13
Changed: Aug 3
Last Checked: Aug 9 at 11:12AM
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 duplex is arranged as two separate residential units and includes an oversized backyard. The property also conveys with a trailer that is currently rented, providing an additional income-producing component without stating rental economics. The site may accommodate a second home or another income-producing structure, subject to buyer verification of applicable zoning and approvals.
The property is near supermarkets, shopping, dining, entertainment, major expressways, and I-95. Its existing two-unit configuration and additional trailer create a varied residential setup for investors or an owner-occupant, as specifically contemplated in the property information.
The property is near supermarkets, shopping, dining, entertainment, major expressways, and I-95. Its existing two-unit configuration and additional trailer create a varied residential setup for investors or an owner-occupant, as specifically contemplated in the property information.
Key Highlights
- Duplex configured as two separate residential units
- Oversized backyard with potential for an additional structure, subject to zoning verification
- Trailer included in the sale and currently rented
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
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
723
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with a separately rented trailer and expansion potential subject to zoning verification.
Where is this duplex located?
The property is located at 9553 NW 26th Ave 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: Duplex configured as two separate residential units; Oversized backyard with potential for an additional structure, subject to zoning verification; Trailer included in the sale and currently rented
