Renovated Duplex with Separate
For Sale
Under Contract
$514,900
2921 NW 11TH Street, Fort Lauderdale, FL 33311
Residential Income, Fort Lauderdale, FL
Property Size1,744 SF
Lot Size0.16 Acres
Price / SF$295.24
Days on Market54
Property Features for 2921 NW 11TH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-10
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1
Window features
Storm Window(s)
Pets allowed
No, Yes
Fencing
Chain Link
Subdivision
ROOSEVELT GARDENS 2ND ADD
Lot features
Fruit Tree(s)
Elementary school
Dillard
Middle school
Dillard 6-12
High school
Dillard 6-12
Directions
From I-95, take Sunrise Blvd west. Turn right (north) onto NW 31st Avenue, then turn right (east) onto NW 11th Street. The property is located on the right
Standard status
Active Under Contract
APN
494232080480
Size
1,744 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ROOSEVELT GARDENS 2ND ADD 46-12 B LOT 18 BLK 3
Tax Annual Amount
7553
Legal Description
ROOSEVELT GARDENS 2ND ADD 46-12 B LOT 18 BLK 3
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
designated laundry areas
Building Details
Year built
1970
Floors in Building
1
Number of units
2
Flooring type
Tile, Vinyl, Tile - Ceramic
Building materials
CBS, Stucco
Roof type
Composition
Listing Agency:
The Keyes Company
(561) 845-6036
Listed By:
Darian Raeanna Grant · License #3532854
(561) 889-8170
Added: Aug 4
Changed: Sep 23
Last Checked: Sep 26 at 7:06AM
MLS# B26060343
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 1,744-square-foot duplex contains two two-bedroom, one-bathroom residences, each with a dedicated laundry area positioned separately from the living space. The east unit is vacant, while the west unit is scheduled to become available on September 1. Interior finishes include ceramic tile, additional tile flooring, and vinyl, with central heating, central air, and ceiling fans. The building was constructed in 1970 using CBS and stucco, and the roof was redone in 2024.
The property occupies 0.16 acres at 2921 NW 11TH Street in Fort Lauderdale, Florida. It is zoned RD-10 and includes public water, public sewer, cable availability, a chain-link fence, and a composition roof. Shopping, dining, parks, schools, and beaches are located minutes away.
The property occupies 0.16 acres at 2921 NW 11TH Street in Fort Lauderdale, Florida. It is zoned RD-10 and includes public water, public sewer, cable availability, a chain-link fence, and a composition roof. Shopping, dining, parks, schools, and beaches are located minutes away.
Key Highlights
- 1,744‑square‑foot duplex on a 0.16‑acre lot
- Two 2 bed/1 bath units, with one vacant and the other available September 1
- Roof redone in 2024
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
$29,072
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
5.65%
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%
$581,440
$581.4K
Cap Rate 7%
$415,314
$415.3K
Cap Rate 9%
$323,022
$323.0K
Market Conditions
NOI Build-Up for 1,744 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
$43.9K $25.20/SF
− Vacancy
−$2.4K −$1.39/SF
EGI
$41.5K $23.81/SF
− OpEx
−$12.5K −$7.14/SF
NOI
$29.1K $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%
$581,440
Cap Rate 7%
$415,314
Cap Rate 9%
$323,022
Alternative Uses
Best Use
Multifamily LT 5
$415.3K
$363.4K – $484.5K
NOI $29,072 @ 7.0% cap · market cap 5.65%
Second Best
Apartment 5plus
$374.1K
$327.4K – $436.5K
NOI $26,188 @ 7.0% cap · market cap 5.09%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,038 @ 7.0% cap · market cap 15.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
965
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated units include dedicated laundry areas and central heating and cooling.
Where is this duplex located?
The property is located at 2921 NW 11TH Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $514,900.
What are key features of this property?
This property features: 1,744‑square‑foot duplex on a 0.16‑acre lot; Two 2 bed/1 bath units, with one vacant and the other available September 1; Roof redone in 2024
