WorkspaceDiscoverMultifamily · North Miami Beach · Miami-Dade County
2540 NE 181st St, North Miami Beach
Occupied duplex with separately metered electricity. Advertised base rents total $4,550 per month; water is reported as an owner expense.
Recorded status: Cancelled / off-market; research only. Checked: .
Dated listing record · recheck availability and legal unit count.
- Reported gross yield
- 7.5% Rent ÷ asking price
- Asking price
- $730,000
Monthly rent · Reported: $4,550/mo
- Estimated annual NOI
- $17,836 Before debt and capital reserves
- Estimated cap rate
- 2.4% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- $1,350 All cash · after reserves
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | $4,550 | Matches source observation |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 2.1% | Matches planning allowance |
| Annual insurance | $6,994 | Matches planning allowance |
| Annual owner-paid utilities | $2,400 | Matches planning allowance |
| Monthly HOA or condo fees | $100 | Matches planning allowance |
| Other annual operating expenses | $1,200 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
Two units: 3 bed / 1 bath and 2 bed / 1 bath. Listing reports annual leases at $2,650 and $1,900 per month.
- Reported units
- 2
- Reported listing area
- 1,911 sq ft
- Asking / reported sq ft
- $382
- Rent / year
- $54,600
- Historical property tax / year
- $9,296
Historical tax is the seller’s bill; buyer taxes can change.
Broker info & key considerations To confirm
- MLS A11903391 was cancelled October 12, 2026. Retained for saved research and excluded from available opportunities. The page now shows a 2021 sale; this is not a new completed sale. Original financial facts and dates are retained.
- Verify both leases, payment history and who pays water.
- Listing availability, legal units, lease collections and operating costs require independent confirmation.
Source evidence and diligence
Financial figures observed Sep 25, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Source-reported as of Sep 25, 2026 whole-property annual base rent divided by asking price, before vacancy, expenses and financing. Freshness is unverified. This is not cap rate or a guaranteed return. Excludes separate fees and membership income.
Sources
- 13 Oct availability review · Compass history / A11903391 cancelled 12 Oct; 2021 sale header is historicalSource observation · Oct 13, 2026
- Compass · Beachfront Realty Inc · MLS A11903391Source observation · Sep 25, 2026
Questions to resolve
- Obtain executed leases, tenant estoppels, deposit accounting and collection history.
- Reconcile the offered units, address and living area with title, permits and occupancy records.
- Obtain trailing expenses, buyer tax estimates and property-specific insurance quotes.
Similar properties
- 259 NE 56th St, Miami: 2-unit multifamily, asking $699,999
- 229-230 NW 48th Ct, Miami: 2-unit multifamily, asking $650,000
- 6326 NW 4th Ave, Miami: 4-unit multifamily, asking $595,000
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods