Two-Unit
New
For Sale
$489,900
Miami, FL 33142, Miami, FL 33142
MULTI_FAMILY - Miami, FL
Property Size1,320 SF
Price / SF$371.14
Days on Market2
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
0104
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3
Parking
3
Subdivision
ORANGE HEIGHTS
Lot features
< 1/4 Acre
Standard status
Active
APN
01-31-14-035-1270
Size
1,320 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
14 53 41 ORANGE HEIGHTS PB 14-62 LOT 8 BLK 8 LOT SIZE 50.000 X 106 COC 26363-4065 05 2008 4
Tax Annual Amount
5738
Legal Description
14 53 41 ORANGE HEIGHTS PB 14-62 LOT 8 BLK 8 LOT SIZE 50.000 X 106 COC 26363-4065 05 2008 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Wall/Window Unit(s), Window Unit(s)
Building Details
Year built
1961
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
United Realty Group Inc
(954) 450-2000
Listed By:
Ricardo Manzo · License #3110615
(305) 735-1168
Added: Aug 10
Last Checked: Aug 11 at 8:06PM
MLS# A11982468
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 1,320-square-foot duplex contains two separate residences, each arranged with 2 bedrooms and 1 full bathroom. Both units include a stove, refrigerator, and 3 wall A/C units, with tile flooring throughout. The block-built property was constructed in 1961 and has a shingle roof.
Each dwelling is occupied by tenants who have remained in place for years. Front parking serves the property, while public sewer and cable availability are reported. Located in Miami, the duplex offers an existing two-unit configuration with established occupancy and separately usable residential interiors.
Each dwelling is occupied by tenants who have remained in place for years. Front parking serves the property, while public sewer and cable availability are reported. Located in Miami, the duplex offers an existing two-unit configuration with established occupancy and separately usable residential interiors.
Key Highlights
- Two‑unit duplex with 1,320 square feet
- Each unit includes 2 bedrooms and 1 full bathroom
- Stove, refrigerator, and 3 wall A/C units in both dwellings
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
$26,473
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
5.40%
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%
$529,460
$529.5K
Cap Rate 7%
$378,186
$378.2K
Cap Rate 9%
$294,144
$294.1K
Market Conditions
NOI Build-Up for 1,320 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
$40.4K $30.60/SF
− Vacancy
−$2.6K −$1.95/SF
EGI
$37.8K $28.65/SF
− OpEx
−$11.3K −$8.60/SF
NOI
$26.5K $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%
$529,460
Cap Rate 7%
$378,186
Cap Rate 9%
$294,144
Alternative Uses
Best Use
Multifamily LT 5
$378.2K
$330.9K – $441.2K
NOI $26,473 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$348.4K
$304.8K – $406.4K
NOI $24,385 @ 7.0% cap · market cap 4.98%
Theoretical Best
Specialty Retail
$891.0K
$779.6K – $1.04M
NOI $62,371 @ 7.0% cap · market cap 12.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
13,901
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
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 - Two-bedroom residences feature full bathrooms, appliances, wall air conditioning, and front parking.
Where is this duplex located?
The property is located at Miami, FL.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,320 square feet; Each unit includes 2 bedrooms and 1 full bathroom; Stove, refrigerator, and 3 wall A/C units in both dwellings
