Duplex with Separate Water and
For Sale
$728,999
20 SE 12th St, Dania Beach, FL 33004
MULTI_FAMILY - Dania Beach, FL
Property Size2,426 SF
Price / SF$300.49
Days on Market29
Property Features for 20 SE 12th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
NBHD-RES
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bedroom 2, Bathroom 3, Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 4
Parking
4
Security features
Security
Window features
Tinted Windows
Exterior features
Fruit Trees, Security/High Impact Doors
Subdivision
DIXIE WAY
Lot features
< 1/4 Acre
Standard status
Active
APN
514203240045
Size
2,426 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
DIXIE WAY 12-4 B LOT 16,17,18 E2/3 BLK 2 TOG WITH 3-51-42 PT OF W1/2 OF NW1/4 OF SW1/4 OF SE1/4 DESC AS BEG NE COR OF LOT 16 OF DIXIE WAY,EL
Tax Annual Amount
14516
Legal Description
DIXIE WAY 12-4 B LOT 16,17,18 E2/3 BLK 2 TOG WITH 3-51-42 PT OF W1/2 OF NW1/4 OF SW1/4 OF SE1/4 DESC AS BEG NE COR OF LOT 16 OF DIXIE WAY,EL
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1975
Floors in Building
1
Flooring type
Tile - Ceramic, Laminate
Building materials
Brick, Block
Roof type
Shingle
Listing Agency:
Luxe Living Realty
(305) 673-6787
Listed By:
Jose Santovena · License #3345407
(786) 327-7527
Added: Jul 18
Changed: Aug 5
Last Checked: Aug 15 at 6:06PM
MLS# A11967531
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 fully updated duplex offers two distinct living units within a brick-and-block structure, built in 1975. Each unit features central A/C and legal interior laundry, plus updated interiors with new flooring and stainless appliances. The property also includes impact windows and security/high-impact doors for added protection. Flooring is laminate and ceramic tile, and the roof is shingle.
A key operational benefit is that the duplex has separate water and electric meters, supporting independent utility tracking between units. The property is connected to public water and public sewer, with cable available, and it includes fruit trees and security/high-impact doors on the exterior.
For owner-occupants, this layout supports a classic “live in one, rent the other” approach, while the separate metering helps simplify unit-level expense management.
A key operational benefit is that the duplex has separate water and electric meters, supporting independent utility tracking between units. The property is connected to public water and public sewer, with cable available, and it includes fruit trees and security/high-impact doors on the exterior.
For owner-occupants, this layout supports a classic “live in one, rent the other” approach, while the separate metering helps simplify unit-level expense management.
Key Highlights
- Duplex built in 1975
- 2,426 SF duplex with updated interiors
- Central A/C and legal interior laundry in each unit
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
$40,441
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
5.55%
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%
$808,820
$808.8K
Cap Rate 7%
$577,729
$577.7K
Cap Rate 9%
$449,344
$449.3K
Market Conditions
NOI Build-Up for 2,426 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
$61.1K $25.20/SF
− Vacancy
−$3.4K −$1.39/SF
EGI
$57.8K $23.81/SF
− OpEx
−$17.3K −$7.14/SF
NOI
$40.4K $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%
$808,820
Cap Rate 7%
$577,729
Cap Rate 9%
$449,344
Alternative Uses
Best Use
Multifamily LT 5
$577.7K
$505.5K – $674.0K
NOI $40,441 @ 7.0% cap · market cap 5.55%
Second Best
Apartment 5plus
$533.0K
$466.4K – $621.8K
NOI $37,310 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,157 @ 7.0% cap · market cap 11.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,122
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 - Fully updated duplex with central A/C in each unit and separate water and electric meters.
Where is this duplex located?
The property is located at 20 SE 12th St Dania Beach, FL.
What is the asking price?
The asking price for this property is $728,999.
What are key features of this property?
This property features: Duplex built in 1975; 2,426 SF duplex with updated interiors; Central A/C and legal interior laundry in each unit
