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    New Fort Lauderdale Duplex For Sale Title is generated by Realmo AI

    1121-1123 Middle Street, Fort Lauderdale, FL 33312

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    For Sale
    $1,599,000

    MULTI_FAMILY - Fort Lauderdale, FL

    Property size:
    3,686 SF
    Price / SF:
    $433/SF
    Added:
    Mar 19, 2026
    Days on Market:
    53
    Last Refresh:
    May 10 at 8:06 am

    Property Features for 1121-1123 Middle Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RML-25
    Bedrooms
    6
    Rooms
    Bedroom 1, Bathroom 5, Bathroom 6, Bedroom 6, Bathroom 3, Bathroom 4, Bedroom 2, Bedroom 5, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 2
    Window features
    Blinds
    Patio and Porch features
    Patio, Porch, Deck
    Pets allowed
    No, Yes
    Exterior features
    Balcony, Garden
    Fencing
    Perimeter
    Standard status
    Active
    APN
    504209091820
    Size
    3,686 SF

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    WAVERLY PLACE 2-19 D LOT 11,12 BLK 116
    Tax Annual Amount
    14951

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Central
    Cooling system
    Central Air, Ceiling Fan(s), Electric
    Water source
    Public

    Building Details

    Year built
    2018
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Tile
    Building materials
    Block, CBS
    Roof type
    Flat, Tile, Concrete

    We can help!

    Listing Contact
    Margaret M Graham

    Listing agent Margaret M Graham License #3341310

    Listing office The Keyes Company 1520 E Sunrise Blvd, Miami, FL

    Listing date Mar 19, 2026

    MLS# B26004339 Listing URL

    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.

    HighLights

    • Live in one unit and rent the other for income.
    • Newly constructed (2018) duplex with hurricane‑grade build.
    • No HOA and very low operating expenses.
    • Each unit features 3 bedrooms, 2.5 bathrooms, ground floor living, and a single‑car garage.
    • Private backyard for each unit.
    • Easy access to downtown.

    Overview

    This newly constructed duplex in Fort Lauderdale features two units, each with three bedrooms and two and a half bathrooms. Each unit includes ground floor living space, a single-car garage, and a private backyard. The property offers convenient access to downtown amenities. One unit is currently rented, while the other is vacant, previously owner-occupied, making it ideal for an owner to live in one unit and rent out the other. The property is on a single folio and can be financed as a duplex, but it functions like twin townhomes. There is no HOA, and operating expenses are very low. The building is constructed to hurricane-grade standards. The property size is 3686 square feet and the zoning is RML-25.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Law Firm Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Lauderdale
    County
    Broward
    State
    Florida
    Longitude
    -80.15706
    Latitude
    26.119774

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    FAQs

    What type of property is this?
    Duplex - New duplex in downtown Fort Lauderdale, ideal for owner-occupancy.
    Where is this duplex located?
    The property is located at 1121-1123 Middle Street Fort Lauderdale, FL.
    What is the asking price?
    The asking price for this property is $1,599,000.
    What are key features of this property?
    This property features: Live in one unit and rent the other for income.; Newly constructed (2018) duplex with hurricane‑grade build.; No HOA and very low operating expenses.
    (954) 952-5640
    We can help!
    Listing Contact
    Margaret M Graham
    Real Estate License ID: 3341310
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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