Duplex Residential Income
For Sale
$417,000
1275 NW 27th Avenue, Fort Lauderdale, FL 33311
MULTI_FAMILY - Fort Lauderdale, FL
Property Size1,137 SF
Lot Size0.12 Acres
Price / SF$366.75
Days on Market151
Property Features for 1275 NW 27th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-10
Bedrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Window features
Blinds
Pets allowed
Yes, No
Fencing
Chain Link
Subdivision
WASHINGTON PARK FOURTH ADD
Elementary school
Dillard
Middle school
Dillard 6-12
High school
Dillard 6-12
Standard status
Active
APN
494232015540
Size
1,137 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WASHINGTON PARK FOURTH ADD 22-44 B LOT 22,23 BLK 55
Tax Annual Amount
7292
Legal Description
WASHINGTON PARK FOURTH ADD 22-44 B LOT 22,23 BLK 55
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Heat Pump (Heating)
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Number of units
2
Flooring type
Wood, Vinyl, Tile
Building materials
Concrete Block - With Stucco, Stucco
Roof type
Shingle
Listing Agency:
Galt Ocean Realty Inc · EXIT Realty
(954) 615-4000
Listed By:
Dominic Abbadi · License #3413815
(561) 579-8976
Added: Mar 19
Changed: Aug 5
Last Checked: Aug 16 at 12:06PM
MLS# B26004360
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 duplex residential income property is offered for sale in Fort Lauderdale, Florida. The asset is listed with a total property size of 1,137 square feet on a 0.12-acre lot, and it is classified for local purposes under RD-10 zoning.
The property is located at 1275 NW 27th Avenue, Fort Lauderdale, FL 33311 in Broward County. As a residential income-focused duplex, it provides a straightforward residential configuration within a small site footprint.
For buyers and brokers evaluating multifamily or duplex options, this home may fit scenarios where an owner wants a compact, residential-scale asset under RD-10 zoning. The published figures provide a baseline for underwriting space planning and operating assumptions, and the duplex format can be considered by investors seeking a residential income structure rather than a single-family layout. Please contact the listing broker for additional details on the units and any current configuration.
The property is located at 1275 NW 27th Avenue, Fort Lauderdale, FL 33311 in Broward County. As a residential income-focused duplex, it provides a straightforward residential configuration within a small site footprint.
For buyers and brokers evaluating multifamily or duplex options, this home may fit scenarios where an owner wants a compact, residential-scale asset under RD-10 zoning. The published figures provide a baseline for underwriting space planning and operating assumptions, and the duplex format can be considered by investors seeking a residential income structure rather than a single-family layout. Please contact the listing broker for additional details on the units and any current configuration.
Key Highlights
- Concrete block construction with stucco exterior
- Multiple flooring types including tile, wood, and vinyl
- Central heating and central air, plus ceiling fans
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
$18,954
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
4.55%
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%
$379,080
$379.1K
Cap Rate 7%
$270,771
$270.8K
Cap Rate 9%
$210,600
$210.6K
Market Conditions
NOI Build-Up for 1,137 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
$28.7K $25.20/SF
− Vacancy
−$1.6K −$1.39/SF
EGI
$27.1K $23.81/SF
− OpEx
−$8.1K −$7.14/SF
NOI
$19.0K $16.67/SF
Area
Fort Lauderdale, 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%
$379,080
Cap Rate 7%
$270,771
Cap Rate 9%
$210,600
Alternative Uses
Best Use
Multifamily LT 5
$270.8K
$236.9K – $315.9K
NOI $18,954 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$243.9K
$213.4K – $284.6K
NOI $17,074 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$764.1K
$668.6K – $891.4K
NOI $53,484 @ 7.0% cap · market cap 12.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
767
Businesses Nearby
Explore this area
Business Placement
Demographics for 33311, FL
69,413
Population
27,330
Households
2.5
Avg Household Size
37
Median Age
18%
College-Educated
81%
High-School Grad
10.4 sq mi
ZIP Area
6,674
Density / Sq Mi
$51,918
Median Household Income
$32,717
Median Earnings
$1,385
Median Rent
$276,600
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 - Duplex for sale in Fort Lauderdale, offered with RD-10 zoning and a compact lot suited to residential income strategies.
Where is this duplex located?
The property is located at 1275 NW 27th Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $417,000.
What are key features of this property?
This property features: Concrete block construction with stucco exterior; Multiple flooring types including tile, wood, and vinyl; Central heating and central air, plus ceiling fans
