Renovated Duplex with Impact
For Sale
$605,000
1126 NW 4th Avenue, Fort Lauderdale, FL 33311
Residential Income, Fort Lauderdale, FL
Property Size1,350 SF
Lot Size0.08 Acres
Price / SF$448.15
Days on Market293
Property Features for 1126 NW 4th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-15
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 3, Bedroom 3
Pets allowed
Yes, No
Fencing
Fenced
Subdivision
PROGRESSO
Elementary school
North Side
Middle school
Sunrise
High school
Dillard 6-12
Directions
use GPS
Standard status
Active
APN
494234038450
Size
1,350 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PROGRESSO 2-18 D LOT 39 BLK 136
Tax Annual Amount
7240
Legal Description
PROGRESSO 2-18 D LOT 39 BLK 136
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
central A/C
washer & dryer
Building Details
Year built
1988
Floors in Building
1
Number of units
2
Flooring type
Concrete
Building materials
CBS
Roof type
Composition
Listing Agency:
Keller Williams Realty - Wellington
(561) 472-1236
Listed By:
Teresita Marie Strout · License #3418067
(561) 856-6441
Added: Dec 12, 2025
Changed: Sep 17
Last Checked: Oct 1 at 5:06PM
MLS# R11147326
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 duplex contains 1,350 square feet across two residential units and has undergone a full renovation. Improvements include new kitchens and bathrooms in both units, impact-resistant windows and doors, central air conditioning, and on-site washer and dryer access. Concrete flooring, CBS construction, a composition roof, and fencing are also documented. The property was built in 1988 and is served by public water and public sewer.
Located in Fort Lauderdale, the property is assigned RD-15 zoning and carries a 0.08-acre lot. Cable service is available, while central heating and cooling support year-round residential use.
Located in Fort Lauderdale, the property is assigned RD-15 zoning and carries a 0.08-acre lot. Cable service is available, while central heating and cooling support year-round residential use.
Key Highlights
- Fully renovated duplex with 1,350 square feet
- Two units with new kitchens and bathrooms
- Impact windows and doors throughout
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
$22,504
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
3.72%
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%
$450,080
$450.1K
Cap Rate 7%
$321,486
$321.5K
Cap Rate 9%
$250,044
$250.0K
Market Conditions
NOI Build-Up for 1,350 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
$34.0K $25.20/SF
− Vacancy
−$1.9K −$1.39/SF
EGI
$32.1K $23.81/SF
− OpEx
−$9.6K −$7.14/SF
NOI
$22.5K $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%
$450,080
Cap Rate 7%
$321,486
Cap Rate 9%
$250,044
Alternative Uses
Best Use
Multifamily LT 5
$321.5K
$281.3K – $375.1K
NOI $22,504 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$289.6K
$253.4K – $337.9K
NOI $20,272 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$907.2K
$793.8K – $1.06M
NOI $63,504 @ 7.0% cap · market cap 10.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,250
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
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 - Two-unit property with updated kitchens, bathrooms, central air, and on-site laundry.
Where is this duplex located?
The property is located at 1126 NW 4th Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $605,000.
What are key features of this property?
This property features: Fully renovated duplex with 1,350 square feet; Two units with new kitchens and bathrooms; Impact windows and doors throughout
