Corner-Lot
For Sale
$640,000
400 SW 12th, Fort Lauderdale, FL 33315
Residential Income, Fort Lauderdale, FL
Property Size1,569 SF
Lot Size0.15 Acres
Price / SF$407.90
Days on Market104
Property Features for 400 SW 12th
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-15
Bedrooms
4
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 2, Bedroom 1, Bedroom 3
Pets allowed
Yes, No
Fencing
Privacy, Fenced
Subdivision
LAUDERDALE
Lot features
Corner Lot
Elementary school
Croissant Park
Middle school
New River
High school
Stranahan
Standard status
Active
APN
504215011990
Size
1,569 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LAUDERDALE 2-9 D LOT 1 LESS ST,2 LESS ST,3 N1/2 BLK 32
Tax Annual Amount
8764
Legal Description
LAUDERDALE 2-9 D LOT 1 LESS ST,2 LESS ST,3 N1/2 BLK 32
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1951
Floors in Building
1
Number of units
2
Flooring type
Wood, Vinyl, Tile
Building materials
CBS, Concrete Block - No Stucco, Stucco
Roof type
Shingle
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Christian Jaramillo · License #3368710
(561) 376-4994
Added: Jun 20
Changed: Oct 1
Last Checked: Oct 1 at 5:06PM
MLS# B26044163
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 contains two 2-bedroom, 1-bathroom units within a 1,569-square-foot building on a 0.15-acre corner lot. Built in 1951, the property features CBS and stucco construction, vinyl flooring, recessed lighting, central heating, and central air conditioning. Hurricane impact windows are installed throughout, and the residence includes furniture.
A fenced private backyard with mature palm trees provides additional outdoor space. The property is located at 400 SW 12th in Fort Lauderdale, north of the Croissant Park neighborhood, with public water and public sewer service. Zoning is RD-15, and the roof is shingle.
A fenced private backyard with mature palm trees provides additional outdoor space. The property is located at 400 SW 12th in Fort Lauderdale, north of the Croissant Park neighborhood, with public water and public sewer service. Zoning is RD-15, and the roof is shingle.
Key Highlights
- Two 2‑bedroom, 1‑bathroom units
- 1,569‑square‑foot duplex on a 0.15‑acre corner lot
- Hurricane impact windows, vinyl flooring, and recessed lighting
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
$26,155
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
4.09%
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%
$523,100
$523.1K
Cap Rate 7%
$373,643
$373.6K
Cap Rate 9%
$290,611
$290.6K
Market Conditions
NOI Build-Up for 1,569 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
$39.5K $25.20/SF
− Vacancy
−$2.2K −$1.39/SF
EGI
$37.4K $23.81/SF
− OpEx
−$11.2K −$7.14/SF
NOI
$26.2K $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%
$523,100
Cap Rate 7%
$373,643
Cap Rate 9%
$290,611
Alternative Uses
Best Use
Multifamily LT 5
$373.6K
$326.9K – $435.9K
NOI $26,155 @ 7.0% cap · market cap 4.09%
Second Best
Apartment 5plus
$336.6K
$294.5K – $392.7K
NOI $23,561 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$1.05M
$922.6K – $1.23M
NOI $73,806 @ 7.0% cap · market cap 11.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,802
Businesses Nearby
Explore this area
Business Placement
Demographics for 33315, FL
13,555
Population
6,991
Households
1.9
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
5.3 sq mi
ZIP Area
2,558
Density / Sq Mi
$90,760
Median Household Income
$43,815
Median Earnings
$1,789
Median Rent
$492,400
Median Home Value
Check the figures for this property
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 residential units with private outdoor space, impact windows, and a fenced backyard.
Where is this duplex located?
The property is located at 400 SW 12th Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bathroom units; 1,569‑square‑foot duplex on a 0.15‑acre corner lot; Hurricane impact windows, vinyl flooring, and recessed lighting
