Single-Story Duplex with Fenced
New
For Sale
$599,999
101 NW 13TH Avenue, Boynton Beach, FL 33435
Residential Income, Boynton Beach, FL
Property Size1,050 SF
Lot Size0.13 Acres
Price / SF$571.43
Days on Market2
Property Features for 101 NW 13TH Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R2 (city)
Bedrooms
6
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 3, Bedroom 6, Bedroom 1, Bedroom 5, Bedroom 4, Bathroom 1
Patio and Porch features
Porch, Patio
Pets allowed
No, Yes
Exterior features
Storage
Subdivision
LANEHART
Lot features
Corner Lot
Elementary school
Galaxy E3
Middle school
Congress
High school
Boynton Beach
Standard status
Active
APN
08434521210000411
Size
1,050 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SUB OF LOT 3 LANEHARTS SUB N 1/2 OF LT 41 (LESS E 19.09 FT & EXT CURVE AREA RD R/W) & N 1/2 OF LT 42
Tax Annual Amount
6408
Legal Description
SUB OF LOT 3 LANEHARTS SUB N 1/2 OF LT 41 (LESS E 19.09 FT & EXT CURVE AREA RD R/W) & N 1/2 OF LT 42
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
fenced-in backyards
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Stucco
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Chloe Sommers · License #3551098
(908) 415-6286
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 6:06PM
MLS# B26070192
Copyright © 2026 BeachesMLS. 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 single-story duplex contains two separate residences on a shared 0.13-acre lot, with no common walls between the units. The configuration includes a 4-bedroom, 2-bath residence and a 2-bedroom, 1-bath residence, totaling 1,050 square feet of property size. Each unit has its own private, fenced backyard, while additional features include storage, a porch, a patio, tile flooring, stucco construction, and shingle roofing. Cooling is provided by window or wall/window units.
The property is zoned R2 by the city and is served by public water and public sewer. It sits on a quiet street between a canal and an elementary school, with City Hall, restaurants, and the beach nearby in downtown Boynton Beach. The asset also carries full wind mitigation credits based on protective straps and window screws.
The property is zoned R2 by the city and is served by public water and public sewer. It sits on a quiet street between a canal and an elementary school, with City Hall, restaurants, and the beach nearby in downtown Boynton Beach. The asset also carries full wind mitigation credits based on protective straps and window screws.
Key Highlights
- Two detached units: 4 bedrooms/2 baths and 2 bedrooms/1 bath
- 1,050 square feet on a 0.13‑acre lot
- R2 (city) zoning supports multifamily use
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
$17,503
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
2.92%
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%
$350,060
$350.1K
Cap Rate 7%
$250,043
$250.0K
Cap Rate 9%
$194,478
$194.5K
Market Conditions
NOI Build-Up for 1,050 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
$26.5K $25.20/SF
− Vacancy
−$1.5K −$1.39/SF
EGI
$25.0K $23.81/SF
− OpEx
−$7.5K −$7.14/SF
NOI
$17.5K $16.67/SF
Area
Palm Beach County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$350,060
Cap Rate 7%
$250,043
Cap Rate 9%
$194,478
Alternative Uses
Best Use
Multifamily LT 5
$250.0K
$218.8K – $291.7K
NOI $17,503 @ 7.0% cap · market cap 2.92%
Second Best
Apartment 5plus
$230.7K
$201.9K – $269.1K
NOI $16,148 @ 7.0% cap · market cap 2.69%
Theoretical Best
Office A
$739.5K
$647.0K – $862.7K
NOI $51,763 @ 7.0% cap · market cap 8.63%
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
Paved road access
Location Intelligence
Trade Area within ½ mile
598
Businesses Nearby
Explore this area
Business Placement
Demographics for 33435, FL
37,318
Population
20,058
Households
1.9
Avg Household Size
45
Median Age
32%
College-Educated
85%
High-School Grad
6.5 sq mi
ZIP Area
5,741
Density / Sq Mi
$66,612
Median Household Income
$35,488
Median Earnings
$1,846
Median Rent
$306,900
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 detached rental units occupy a fenced residential property with private outdoor space and no HOA.
Where is this duplex located?
The property is located at 101 NW 13TH Avenue Boynton Beach, FL.
What is the asking price?
The asking price for this property is $599,999.
What are key features of this property?
This property features: Two detached units: 4 bedrooms/2 baths and 2 bedrooms/1 bath; 1,050 square feet on a 0.13‑acre lot; R2 (city) zoning supports multifamily use
