Furnished Duplex with Rental
For Sale
$735,000
20 SE 13th Ter, Dania Beach, FL 33004
Residential Income, Dania Beach, FL
Property Size2,166 SF
Price / SF$339.34
Days on Market35
Property Features for 20 SE 13th Ter
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
NBHD-RES
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 3, Bathroom 3, Bedroom 4, Bathroom 4, Bathroom 2, Bedroom 2, Bathroom 1
Parking
4
Exterior features
Fence
Fencing
Fenced
Subdivision
DIXIE WAY
Lot features
< 1/4 Acre
Standard status
Active
APN
514203240110
Size
2,166 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
DIXIE WAY 12-4 B LOTS 9,10,11 BLK 4
Tax Annual Amount
11318
Legal Description
DIXIE WAY 12-4 B LOTS 9,10,11 BLK 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Wall/Window Unit(s), Central Air, Window Unit(s), Ceiling Fan(s), Electric
Water source
Public
Amenities
fully fenced backyard
impact windows
washer and dryer
Building Details
Year built
1955
Floors in Building
1
Flooring type
Tile - Ceramic, Hardwood, Wood
Building materials
Block
Roof type
Shingle
Listing Agency:
Luxe Properties
(305) 809-7650
Listed By:
Vanessa Gonzalez · License #3439032
(305) 527-9579
Added: Aug 4
Changed: Sep 3
Last Checked: Sep 7 at 11:06AM
MLS# A12065255
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 2,166-square-foot duplex, built in 1955, contains two residential units with a total of four bedrooms and four full bathrooms. Each side includes two bedrooms and two bathrooms, while the property also features impact windows, washer and dryer, hardwood and ceramic tile flooring, and a fully fenced backyard. Block construction, a shingle roof, public water, and public sewer complete the core improvements.
One unit is furnished and can support short-term or long-term rental use, while the second is occupied by a long-term tenant. Front parking is provided, and the property has no association. The address is in Dania Beach near Dania Point, shops, and beaches.
One unit is furnished and can support short-term or long-term rental use, while the second is occupied by a long-term tenant. Front parking is provided, and the property has no association. The address is in Dania Beach near Dania Point, shops, and beaches.
Key Highlights
- 2,166‑square‑foot duplex with two units, four bedrooms, and four full bathrooms
- Each unit includes 2 bedrooms and 2 full bathrooms
- One side is furnished and accommodates short‑term or long‑term rental use
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
$36,107
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
4.91%
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%
$722,140
$722.1K
Cap Rate 7%
$515,814
$515.8K
Cap Rate 9%
$401,189
$401.2K
Market Conditions
NOI Build-Up for 2,166 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
$54.6K $25.20/SF
− Vacancy
−$3.0K −$1.39/SF
EGI
$51.6K $23.81/SF
− OpEx
−$15.5K −$7.14/SF
NOI
$36.1K $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%
$722,140
Cap Rate 7%
$515,814
Cap Rate 9%
$401,189
Alternative Uses
Best Use
Multifamily LT 5
$515.8K
$451.3K – $601.8K
NOI $36,107 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$475.9K
$416.4K – $555.2K
NOI $33,312 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$1.10M
$961.5K – $1.28M
NOI $76,923 @ 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
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,179
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer a fenced backyard, front parking, and both furnished and long-term occupancy options.
Where is this duplex located?
The property is located at 20 SE 13th Ter Dania Beach, FL.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: 2,166‑square‑foot duplex with two units, four bedrooms, and four full bathrooms; Each unit includes 2 bedrooms and 2 full bathrooms; One side is furnished and accommodates short‑term or long‑term rental use
