Block Triplex with Vacant
For Sale
$850,000
18 SW 13th St, Dania Beach, FL 33004
Residential Income, Dania Beach, FL
Property Size2,507 SF
Price / SF$339.05
Days on Market91
Property Features for 18 SW 13th St
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning description
SFED-MU
Bedrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 1
Parking
3
Subdivision
NORTH HOLLYWOOD
Lot features
1/4 to 1/2 Acre Lot
Standard status
Active
APN
514203106179
Size
2,507 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
NORTH HOLLYWOOD 4-1 B LOT 8 BLK 46
Tax Annual Amount
9661
Legal Description
NORTH HOLLYWOOD 4-1 B LOT 8 BLK 46
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1983
Floors in Building
1
Flooring type
Tile, Carpet
Building materials
Block
Roof type
Shingle
Listing Agency:
United Realty Group Inc
(954) 450-2000
Listed By:
Mira Persad-Ramroop · License #0678213
(954) 907-0391
Added: Jun 1
Changed: Aug 26
Last Checked: Aug 30 at 2:06AM
MLS# A11969214
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 1983 block triplex contains 2,507 square feet and three separate residences: two two-bedroom, one-bath units and one one-bedroom, one-bath unit. Every unit is currently vacant, and one requires minimal updating. Central heating and central air serve the property, with carpet and tile flooring, a shingle roof, cable availability, and public sewer service.
The property is located in Dania Beach near the beach, major highways, Fort Lauderdale International Airport, shopping, dining, and entertainment. Its three-unit configuration supports an owner-occupant arrangement or separate leasing of all residences, as supported by the existing layout.
The property is located in Dania Beach near the beach, major highways, Fort Lauderdale International Airport, shopping, dining, and entertainment. Its three-unit configuration supports an owner-occupant arrangement or separate leasing of all residences, as supported by the existing layout.
Key Highlights
- Three‑unit triplex with 2,507 SF of building area
- Unit mix includes two 2‑bedroom/1‑bath residences and one 1‑bedroom/1‑bath residence
- All three units are currently vacant
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
$41,791
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
4.92%
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%
$835,820
$835.8K
Cap Rate 7%
$597,014
$597.0K
Cap Rate 9%
$464,344
$464.3K
Market Conditions
NOI Build-Up for 2,507 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
$63.2K $25.20/SF
− Vacancy
−$3.5K −$1.39/SF
EGI
$59.7K $23.81/SF
− OpEx
−$17.9K −$7.14/SF
NOI
$41.8K $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%
$835,820
Cap Rate 7%
$597,014
Cap Rate 9%
$464,344
Alternative Uses
Best Use
Multifamily LT 5
$597.0K
$522.4K – $696.5K
NOI $41,791 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$550.8K
$482.0K – $642.6K
NOI $38,556 @ 7.0% cap · market cap 4.54%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $89,033 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,181
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?
Triplex - All three units are vacant, supporting immediate leasing or owner occupancy plans.
Where is this triplex located?
The property is located at 18 SW 13th St 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: Three‑unit triplex with 2,507 SF of building area; Unit mix includes two 2‑bedroom/1‑bath residences and one 1‑bedroom/1‑bath residence; All three units are currently vacant
