Duplex With Townhome Development
For Sale
$649,000
Pending
1056 NE 34th Court, Oakland Park, FL 33334
Residential Income, Oakland Park, FL
Property Size1,734 SF
Lot Size0.25 Acres
Days on Market194
Property Features for 1056 NE 34th Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
IN
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2
Pets allowed
Yes, No
Subdivision
OAKLAND PARK SECOND ADD
Standard status
Pending
APN
494223051000
Size
1,734 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
OAKLAND PARK SECOND ADD 1-39 B LOT 9,10 BLK 48
Tax Annual Amount
12016
Legal Description
OAKLAND PARK SECOND ADD 1-39 B LOT 9,10 BLK 48
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Wall/Window Unit(s), Window Unit(s), Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1961
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile, Wood, Laminate
Building materials
Frame, Stucco
Roof type
Shingle
Listing Agency:
Serhant
(646) 480-7665
Listed By:
Christopher Fischer · License #3491171
(843) 421-9938
Added: Mar 12
Changed: Sep 21
Last Checked: Sep 21 at 8:06PM
MLS# B26000574
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 1,734-square-foot duplex sits on a 0.25-acre parcel and is currently occupied by tenants, providing ongoing income during future planning. The 1961 property features frame and stucco construction, shingle roofing, and a mix of vinyl, laminate, wood, and tile flooring. Heating is provided by a central system, with cooling through central air, window or wall units, and ceiling fans.
Architectural renderings and city pre-approvals are in place for a proposed four-townhome development. The property has public water and public sewer service, with cable available. Its Oakland Park setting is described as walkable to restaurants, breweries, parks, and shopping, with Wilton Manors less than 1 mile away and Fort Lauderdale beaches 2 miles away.
Architectural renderings and city pre-approvals are in place for a proposed four-townhome development. The property has public water and public sewer service, with cable available. Its Oakland Park setting is described as walkable to restaurants, breweries, parks, and shopping, with Wilton Manors less than 1 mile away and Fort Lauderdale beaches 2 miles away.
Key Highlights
- 1,734‑square‑foot duplex on a 0.25‑acre parcel
- Tenants in place with current income production
- Architectural renderings for a proposed 4‑townhome development
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
$28,905
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
4.45%
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%
$578,100
$578.1K
Cap Rate 7%
$412,929
$412.9K
Cap Rate 9%
$321,167
$321.2K
Market Conditions
NOI Build-Up for 1,734 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
$43.7K $25.20/SF
− Vacancy
−$2.4K −$1.39/SF
EGI
$41.3K $23.81/SF
− OpEx
−$12.4K −$7.14/SF
NOI
$28.9K $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%
$578,100
Cap Rate 7%
$412,929
Cap Rate 9%
$321,167
Alternative Uses
Best Use
Multifamily LT 5
$412.9K
$361.3K – $481.8K
NOI $28,905 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$381.0K
$333.4K – $444.5K
NOI $26,668 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$879.7K
$769.8K – $1.03M
NOI $61,581 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,060
Businesses Nearby
Explore this area
Business Placement
Demographics for 33334, FL
30,138
Population
14,314
Households
2.1
Avg Household Size
44
Median Age
33%
College-Educated
88%
High-School Grad
4.8 sq mi
ZIP Area
6,279
Density / Sq Mi
$69,512
Median Household Income
$36,895
Median Earnings
$1,615
Median Rent
$430,500
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 - Income-producing duplex with tenants in place and municipal pre-approvals supporting a four-townhome concept.
Where is this duplex located?
The property is located at 1056 NE 34th Court Oakland Park, FL.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 1,734‑square‑foot duplex on a 0.25‑acre parcel; Tenants in place with current income production; Architectural renderings for a proposed 4‑townhome development
