Renovated Duplex with Private Outdoor
804 SW 28th Street Fort Lauderdale, FL 33315
For Sale
Under Contract
$630,000
MULTI_FAMILY - Fort Lauderdale, FL
Property Size1,632 SF
Lot Size0.13 Acres
Price / SF$386.03
Days on Market49
Property Features for 804 SW 28th Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Duplex
- Zoning
- RM-15
- Bedrooms
- 4
- Rooms
- Bedroom 4, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 2
- Window features
- Storm Window(s), Blinds
- Pets allowed
- Yes, No
- Exterior features
- Courtyard, Garden, Storage
- Fencing
- Fenced, Privacy, Perimeter
- Standard status
- Active Under Contract
- APN
- 504222160070
- Size
- 1,632 SF
- Lot size
- 0.13 Acres
Taxes and HOA fees
- Tax Year
- 2025
- Tax Description
- WOODLAWN 11-28 B LOT 14 BLK 1
- Tax Annual Amount
- 9206
Utilities
- Utilities
- Cable Available
- Sewer type
- Public Sewer
- Heating system
- Central
- Cooling system
- Ceiling Fan(s), Central Air
- Water source
- Public
Building Details
- Year built
- 1967
- Floors in Building
- 1
- Number of units
- 2
- Flooring type
- Tile - Ceramic, Tile
- Building materials
- Brick, CBS, Stucco
- Roof type
- Composition, Shingle, Metal
- Additional Structures
- Storage
Listing Agency:
RE/MAX Select Group
(954) 368-8000
Listed By:
Scott Kaplan · License #3287023
(954) 444-2905
Added: Jun 8
Changed: Jul 25
Last Checked: Jul 26 at 12:06AM
MLS# B26038360
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 fully renovated duplex offers two separate 2-bedroom, 1-bath units, each updated with impact windows, stainless appliances, updated flooring, and fresh interior and exterior paint. The property includes a new roof completed in 2025, updated electrical from 2025, and two newer A/C systems installed in 2024. Both units have private outdoor space and washer/dryer availability, supporting day-to-day tenant convenience.
The duplex provides four parking spaces and separate gas meters, helping keep utility separation straightforward. Unit A is currently rented, offering immediate income for an owner looking to offset expenses. Unit B is available as an owner-occupant option or for a new tenant, with a larger backyard.
With major capital improvements already completed, this is a practical fit for investors seeking a turnkey two-unit rental property or for an owner-occupant who wants to live in one unit while renting the other. The layout supports flexible use, including the ability to maintain separate outdoor areas for each unit and the option to start with a ready-to-rent rear unit while the front unit is already occupied.
The duplex provides four parking spaces and separate gas meters, helping keep utility separation straightforward. Unit A is currently rented, offering immediate income for an owner looking to offset expenses. Unit B is available as an owner-occupant option or for a new tenant, with a larger backyard.
With major capital improvements already completed, this is a practical fit for investors seeking a turnkey two-unit rental property or for an owner-occupant who wants to live in one unit while renting the other. The layout supports flexible use, including the ability to maintain separate outdoor areas for each unit and the option to start with a ready-to-rent rear unit while the front unit is already occupied.
Key Highlights
- Fully renovated duplex with two 2BR/1BA units, each updated with impact windows and stainless appliances
- Major upgrades: new roof (2025), updated electrical (2025), and two newer A/C systems (2024)
- Unit A is currently rented, providing income immediately; Unit B is ready for an owner‑occupant or new tenant
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $41.1k | $25.20 |
| − Vacancy | −$2.3k | −$1.39 |
| EGI | $38.9k | $23.81 |
| − OpEx | −$11.7k | −$7.14 |
| NOI | $27.2k | $16.67 |
1,632 SF · lease $25.20/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$388.6K
$340.1K – $453.4K
NOI $27,205 @ 7.0% cap · market cap 4.32%
Second Best
Apartment 5plus
$350.1K
$306.3K – $408.5K
NOI $24,507 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$1.10M
$959.6K – $1.28M
NOI $76,769 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Turnkey renovated duplex with two 2BR/1BA units, impact windows, newer roof, and separate utilities for flexible occupancy.
Where is this duplex located?
The property is located at 804 SW 28th Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $630,000.
What are key features of this property?
This property features: Fully renovated duplex with two 2BR/1BA units, each updated with impact windows and stainless appliances; Major upgrades: new roof (2025), updated electrical (2025), and two newer A/C systems (2024); Unit A is currently rented, providing income immediately; Unit B is ready for an owner‑occupant or new tenant
