Renovated Duplex with Private
For Sale
$850,000
108 SE 4th Terrace, Dania Beach, FL 33004
Well-maintained concrete block duplex offers two units, dedicated two-car parking, and a fenced outdoor patio area.
Property Size2,765 SF
Price / SF$307.41
Days on Market117
Property Features for 108 SE 4th Terrace
General Information
Standard status
Active
Size
2,765 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
NBHD-RES
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$14,825
Amenities
central A/C
private fenced outdoor space
poured concrete patio
Building Details
Building Size
2,765 SF
Year Built
1953
Stories
1
Construction
concrete block, Spanish style
Tenancy
Multi
Listing Agency:
Luxe Properties
(305) 487-8532
Listed By:
Wesley Ulloa · License #3192493
(305) 487-8532
Source:
Laerrealty
Added: May 8
Changed: Aug 31
Last Checked: Aug 31 at 12:52PM
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 Luxe Properties
Investment Insights
Based on property information with market context.
This well-maintained one-story duplex includes two distinct residential units in durable concrete block construction with a Spanish-style barrel tile roof. Unit A has been renovated and features a 2-bedroom, 1-bath layout with luxury vinyl plank flooring, brand-new appliances, and a 2026 water heater. Both units are served by a central A/C system that is approximately 2 years old.
Each unit has access to its own dedicated two-car parking area. The property also includes a private, fenced outdoor space with a large poured concrete patio.
The duplex is presented as a residential income opportunity with two separate units designed for independent use and day-to-day convenience.
Each unit has access to its own dedicated two-car parking area. The property also includes a private, fenced outdoor space with a large poured concrete patio.
The duplex is presented as a residential income opportunity with two separate units designed for independent use and day-to-day convenience.
Key Highlights
- 1953‑built one‑story duplex with concrete block construction and Spanish‑style barrel tile roof
- Unit A: 2 bed, 1 bath with luxury vinyl plank flooring and brand‑new appliances
- Unit A includes a 2026 water heater
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
$46,092
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
5.42%
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%
$921,840
$921.8K
Cap Rate 7%
$658,457
$658.5K
Cap Rate 9%
$512,133
$512.1K
Market Conditions
NOI Build-Up for 2,765 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
$69.7K $25.20/SF
− Vacancy
−$3.8K −$1.39/SF
EGI
$65.8K $23.81/SF
− OpEx
−$19.8K −$7.14/SF
NOI
$46.1K $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%
$921,840
Cap Rate 7%
$658,457
Cap Rate 9%
$512,133
Alternative Uses
Best Use
Multifamily LT 5
$658.5K
$576.2K – $768.2K
NOI $46,092 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$607.5K
$531.6K – $708.7K
NOI $42,524 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,196 @ 7.0% cap · market cap 11.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,134
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
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 - Well-maintained concrete block duplex offers two units, dedicated two-car parking, and a fenced outdoor patio area.
Where is this duplex located?
The property is located at 108 SE 4th Terrace Dania Beach, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 1953‑built one‑story duplex with concrete block construction and Spanish‑style barrel tile roof; Unit A: 2 bed, 1 bath with luxury vinyl plank flooring and brand‑new appliances; Unit A includes a 2026 water heater
