Updated Income
For Sale
$500,000
100 NW 32nd Avenue, Lauderhill, FL 33311
MULTI_FAMILY - Lauderhill, FL
Property Size1,941 SF
Lot Size0.19 Acres
Price / SF$257.60
Days on Market49
Property Features for 100 NW 32nd Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RM-10
Bedrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bedroom 4, Bedroom 2, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 3, Bathroom 1
Window features
Storm Window(s)
Pets allowed
Yes
Exterior features
Garden
Subdivision
PATTERSONS SUB
Lot features
Fruit Tree(s)
Middle school
Parkway
High school
Dillard 6-12
Standard status
Active
APN
504206060070
Size
1,941 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PATTERSONS SUB 36-47 B THAT PT OF LOTS 3 & 4 AS DESC IN OR 3771/371 BLK 2
Tax Annual Amount
8722
Legal Description
PATTERSONS SUB 36-47 B THAT PT OF LOTS 3 & 4 AS DESC IN OR 3771/371 BLK 2
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
CBS
Roof type
Shingle
Listing Agency:
Keller Williams Realty Profess
(954) 630-7020
Listed By:
Mintresa McRae · License #3646608
(954) 547-4338
Added: Jul 2
Changed: Jul 30
Last Checked: Aug 19 at 11:06AM
MLS# B26048027
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 updated duplex offers two separate units within a single income property on a 0.19-acre lot. Each unit features a modern open-concept layout with updated kitchens that include quartz countertops and stainless steel appliances. Additional improvements include a tankless water heater and washer and dryer hookups, with a washer already installed in one unit. Pets are permitted in both units, supporting flexible tenant options.
The property is located at 100 NW 32nd Avenue in Lauderhill, in Broward County, zoned RM-10. The listing notes the home is minutes from the beach and Fort Lauderdale-Hollywood International Airport, and that it provides easy access to major highways, along with nearby shopping, dining, and entertainment.
For buyers seeking an income-producing setup, the duplex configuration supports the common “live in one, rent the other” approach as well as a traditional rental strategy. With in-unit kitchen upgrades and laundry hookups already in place, it may appeal to tenants looking for move-in-ready convenience. Showing availability is best Fridays and Saturdays, with openings Monday through Thursdays for one unit only; appointments are required via the listing agent.
The property is located at 100 NW 32nd Avenue in Lauderhill, in Broward County, zoned RM-10. The listing notes the home is minutes from the beach and Fort Lauderdale-Hollywood International Airport, and that it provides easy access to major highways, along with nearby shopping, dining, and entertainment.
For buyers seeking an income-producing setup, the duplex configuration supports the common “live in one, rent the other” approach as well as a traditional rental strategy. With in-unit kitchen upgrades and laundry hookups already in place, it may appeal to tenants looking for move-in-ready convenience. Showing availability is best Fridays and Saturdays, with openings Monday through Thursdays for one unit only; appointments are required via the listing agent.
Key Highlights
- Duplex with CBS construction and shingle roof (built in 1958)
- Updated kitchens with quartz countertops and stainless steel appliances in each unit
- Central heating and central air with electric HVAC
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
$32,356
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
6.47%
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%
$647,120
$647.1K
Cap Rate 7%
$462,229
$462.2K
Cap Rate 9%
$359,511
$359.5K
Market Conditions
NOI Build-Up for 1,941 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
$48.9K $25.20/SF
− Vacancy
−$2.7K −$1.39/SF
EGI
$46.2K $23.81/SF
− OpEx
−$13.9K −$7.14/SF
NOI
$32.4K $16.67/SF
Area
Broward County, 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%
$647,120
Cap Rate 7%
$462,229
Cap Rate 9%
$359,511
Alternative Uses
Best Use
Multifamily LT 5
$462.2K
$404.5K – $539.3K
NOI $32,356 @ 7.0% cap · market cap 6.47%
Second Best
Apartment 5plus
$426.4K
$373.1K – $497.5K
NOI $29,851 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$984.8K
$861.7K – $1.15M
NOI $68,933 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,013
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
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 - Updated duplex with modern open-concept interiors, stainless appliances, and washer/dryer hookups in both units.
Where is this duplex located?
The property is located at 100 NW 32nd Avenue Lauderhill, FL.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Duplex with CBS construction and shingle roof (built in 1958); Updated kitchens with quartz countertops and stainless steel appliances in each unit; Central heating and central air with electric HVAC
