Updated Duplex With Private
For Sale
$850,000
108 SE 4th Ter, Dania Beach, FL 33004
MULTI_FAMILY - Dania Beach, FL
Property Size2,765 SF
Price / SF$307.41
Days on Market26
Property Features for 108 SE 4th Ter
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
NBHD-RES
Bedrooms
5
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 4, Bedroom 5, Bathroom 1, Bathroom 3, Bedroom 1, Bedroom 2, Bathroom 2
Parking
2
Subdivision
DANIA HIGHLANDS 2
Lot features
< 1/4 Acre
Standard status
Active
APN
514203560010
Size
2,765 SF
Taxes and HOA fees
Tax Year
2026
Tax Description
DANIA HIGHLANDS 2 90-38 B LOT 1
Tax Annual Amount
14825
Legal Description
DANIA HIGHLANDS 2 90-38 B LOT 1
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Amenities
laundry room
private fenced outdoor area with spacious concrete patio
hurricane shutters
Building Details
Year built
1953
Floors in Building
1
Flooring type
Tile, Tile - Ceramic
Building materials
Block, Frame, Stucco
Roof type
Shingle
Listing Agency:
Luxe Properties
(305) 809-7650
Listed By:
Wesley Ulloa · License #3192493
(305) 487-8532
Added: Jul 18
Changed: Aug 12
Last Checked: Aug 12 at 10:06PM
MLS# A12013350
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 Dania Beach duplex contains 2,765 square feet and was built in 1953. The larger residence includes 3 bedrooms and 2 bathrooms, along with a renovated kitchen, granite countertops, stainless steel appliances, upgraded bathrooms, a large laundry room, and ceramic tile flooring. The second unit provides 2 bedrooms, 1 bathroom, a private laundry room, modern finishes, and luxury vinyl plank flooring.
Property improvements include a recently updated shingle roof, central A/C installed in 2022, a 2026 water heater, hurricane shutters, public sewer service, and parking for multiple vehicles. Each residence has its own fenced outdoor space with a concrete patio. The property is located near Fort Lauderdale-Hollywood International Airport, Dania Pointe, major highways, shopping, dining, and beaches.
Property improvements include a recently updated shingle roof, central A/C installed in 2022, a 2026 water heater, hurricane shutters, public sewer service, and parking for multiple vehicles. Each residence has its own fenced outdoor space with a concrete patio. The property is located near Fort Lauderdale-Hollywood International Airport, Dania Pointe, major highways, shopping, dining, and beaches.
Key Highlights
- 2,765‑square‑foot duplex built in 1953
- Unit mix includes 3 bedrooms and 2 bathrooms plus 2 bedrooms and 1 bathroom
- Renovated kitchen with granite countertops and stainless steel appliances
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
$46,092
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
5.42%
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%
$921,840
$921.8K
Cap Rate 7%
$658,457
$658.5K
Cap Rate 9%
$512,133
$512.1K
Market Conditions
NOI Build-Up for 2,765 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
$69.7K $25.20/SF
− Vacancy
−$3.8K −$1.39/SF
EGI
$65.8K $23.81/SF
− OpEx
−$19.8K −$7.14/SF
NOI
$46.1K $16.67/SF
Area
Broward 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%
$921,840
Cap Rate 7%
$658,457
Cap Rate 9%
$512,133
Alternative Uses
Best Use
Multifamily LT 5
$658.5K
$576.2K – $768.2K
NOI $46,092 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$607.5K
$531.6K – $708.7K
NOI $42,524 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,196 @ 7.0% cap · market cap 11.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,284
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
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 separate residences offer updated interiors, individual laundry rooms, fenced outdoor areas, and parking for multiple vehicles.
Where is this duplex located?
The property is located at 108 SE 4th Ter Dania Beach, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,765‑square‑foot duplex built in 1953; Unit mix includes 3 bedrooms and 2 bathrooms plus 2 bedrooms and 1 bathroom; Renovated kitchen with granite countertops and stainless steel appliances
