Single-Story
For Sale
$800,000
819 SW 13TH Street, Fort Lauderdale, FL 33315
Residential Income, Fort Lauderdale, FL
Property Size2,832 SF
Lot Size0.21 Acres
Price / SF$282.49
Days on Market9
Property Features for 819 SW 13TH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-15
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 2, Bedroom 6, Bathroom 4, Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 3, Bedroom 3, Bathroom 1
Window features
Storm Window(s)
Pets allowed
Cats OK, Yes, Breed Restrictions, Dogs OK
Exterior features
Garden
Fencing
Fenced
Subdivision
ISLAND VIEW
Lot features
Room for Pool
Elementary school
Croissant Park
Middle school
New River
High school
Stranahan
Standard status
Active
APN
504215380210
Size
2,832 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ISLAND VIEW 33-2 B LOT 21 BLK 1
Tax Annual Amount
9335
Legal Description
ISLAND VIEW 33-2 B LOT 21 BLK 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Ceiling Fan(s), Central Air, Electric
Water source
Public
Building Details
Year built
1968
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Concrete Block - With Stucco, Stucco
Roof type
Shingle
Listing Agency:
Florida Luxurious Properties
(954) 870-4080
Listed By:
Michele A Holtzheuser · License #0672953
(954) 294-7603
Added: Aug 21
Changed: Aug 23
Last Checked: Aug 29 at 6:06PM
MLS# B26066919
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 single-story duplex contains 2,832 square feet on a 0.21-acre lot. Built in 1968, the property has two residential units with concrete block and stucco construction, vinyl and tile flooring, shingle roofing, and a fenced exterior with a garden area. Central air, electric heating, ceiling fans, cable availability, public water, and public sewer are also in place.
The property is located at 819 SW 13th Street in Fort Lauderdale, within Broward County. It carries RD-15 zoning and includes practical residential features such as multiple bedrooms and bathrooms, along with established building systems and site improvements.
The property is located at 819 SW 13th Street in Fort Lauderdale, within Broward County. It carries RD-15 zoning and includes practical residential features such as multiple bedrooms and bathrooms, along with established building systems and site improvements.
Key Highlights
- 2,832‑square‑foot duplex on a 0.21‑acre lot
- Two‑unit, single‑story configuration
- Built in 1968 with concrete block and stucco construction
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
$47,209
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
5.90%
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%
$944,180
$944.2K
Cap Rate 7%
$674,414
$674.4K
Cap Rate 9%
$524,544
$524.5K
Market Conditions
NOI Build-Up for 2,832 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
$71.4K $25.20/SF
− Vacancy
−$3.9K −$1.39/SF
EGI
$67.4K $23.81/SF
− OpEx
−$20.2K −$7.14/SF
NOI
$47.2K $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%
$944,180
Cap Rate 7%
$674,414
Cap Rate 9%
$524,544
Alternative Uses
Best Use
Multifamily LT 5
$674.4K
$590.1K – $786.8K
NOI $47,209 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$607.5K
$531.6K – $708.8K
NOI $42,526 @ 7.0% cap · market cap 5.32%
Theoretical Best
Office A
$1.90M
$1.67M – $2.22M
NOI $133,217 @ 7.0% cap · market cap 16.65%
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
2,099
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
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 - RD-15-zoned duplex with public water, public sewer, central air, and a fenced site.
Where is this duplex located?
The property is located at 819 SW 13TH Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 2,832‑square‑foot duplex on a 0.21‑acre lot; Two‑unit, single‑story configuration; Built in 1968 with concrete block and stucco construction
