Remodeled Duplex on Corner
For Sale
$525,000
1-2-1100 Nw 3rd Ave, Fort Lauderdale, FL 33394
Two residential units provide private access and designated space for boat or RV parking.
Property Size1,137 SF
Price / SF$461.74
Days on Market124
Property Features for 1-2-1100 Nw 3rd Ave
General Information
Standard status
Active
Size
1,137 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,799
Building Details
Buildings
1
Listing Agency:
Keller Williams Realty Profess
(775) 772-2552
Listed By:
Chelsey Larsen · License #304781
(775) 772-2552
Source:
Exprealty
Added: Apr 29
Changed: Aug 29
Last Checked: Aug 29 at 7:03PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Profess
Investment Insights
Based on property information with market context.
This remodeled duplex at 1-2-1100 NW 3rd Ave in Fort Lauderdale contains two separate residential units, each arranged with one bedroom and one bathroom. Modern finishes are included throughout, and separate entrances give each residence independent access. The property occupies a corner lot and includes outdoor areas that can be assigned to the individual sides. Parking is available on site, with an additional dedicated area suitable for a boat or RV. The updated configuration supports use as a two-unit residential property for an investor or an owner-occupant seeking a separate residence on the same property.
Key Highlights
- Two‑unit duplex on a corner lot in Fort Lauderdale
- Each residence offers one bedroom and one bathroom
- Separate entrances provide independent access to both units
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
$18,954
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
3.61%
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%
$379,080
$379.1K
Cap Rate 7%
$270,771
$270.8K
Cap Rate 9%
$210,600
$210.6K
Market Conditions
NOI Build-Up for 1,137 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
$28.7K $25.20/SF
− Vacancy
−$1.6K −$1.39/SF
EGI
$27.1K $23.81/SF
− OpEx
−$8.1K −$7.14/SF
NOI
$19.0K $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%
$379,080
Cap Rate 7%
$270,771
Cap Rate 9%
$210,600
Alternative Uses
Best Use
Multifamily LT 5
$270.8K
$236.9K – $315.9K
NOI $18,954 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$243.9K
$213.4K – $284.6K
NOI $17,074 @ 7.0% cap · market cap 3.25%
Theoretical Best
Office A
$764.1K
$668.6K – $891.4K
NOI $53,484 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
7,743
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units provide private access and designated space for boat or RV parking.
Where is this duplex located?
The property is located at 1-2-1100 Nw 3rd Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two‑unit duplex on a corner lot in Fort Lauderdale; Each residence offers one bedroom and one bathroom; Separate entrances provide independent access to both units
