Two-Unit Residential
For Sale
$495,000
12-37 Se 14th St, Dania Beach, FL 33004
Separate electric meters serve the two dwellings, with a yard and storage shed on site.
Property Size1,265 SF
Price / SF$391.30
Days on Market15
Property Features for 12-37 Se 14th St
General Information
Standard status
Active
Size
1,265 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,641
Amenities
yard
storage shed
Listing Agency:
A J Ryan Realty
(954) 926-6040
Listed By:
John M Ryan · License #506936
(954) 258-5900
Source:
Exprealty
Added: Sep 17
Changed: Sep 28
Last Checked: Sep 30 at 2:01PM
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 A J Ryan Realty
Investment Insights
Based on property information with market context.
This Dania Beach duplex contains 1,265 square feet across two separate residences, each configured with one bedroom and one bathroom. Separate electric meters serve the units, and the property also includes a yard and storage shed.
At 12-37 SE 14th St, the property is east of US-1 and close to the beach. Shopping, restaurants, entertainment, Fort Lauderdale-Hollywood International Airport, and major roadways are also nearby.
At 12-37 SE 14th St, the property is east of US-1 and close to the beach. Shopping, restaurants, entertainment, Fort Lauderdale-Hollywood International Airport, and major roadways are also nearby.
Key Highlights
- Two separate one‑bedroom, one‑bathroom units
- 1,265 square feet
- Separate electric meters for each unit
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
$21,087
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
4.26%
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%
$421,740
$421.7K
Cap Rate 7%
$301,243
$301.2K
Cap Rate 9%
$234,300
$234.3K
Market Conditions
NOI Build-Up for 1,265 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
$31.9K $25.20/SF
− Vacancy
−$1.8K −$1.39/SF
EGI
$30.1K $23.81/SF
− OpEx
−$9.0K −$7.14/SF
NOI
$21.1K $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%
$421,740
Cap Rate 7%
$301,243
Cap Rate 9%
$234,300
Alternative Uses
Best Use
Multifamily LT 5
$301.2K
$263.6K – $351.5K
NOI $21,087 @ 7.0% cap · market cap 4.26%
Second Best
Apartment 5plus
$277.9K
$243.2K – $324.3K
NOI $19,455 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$641.8K
$561.6K – $748.8K
NOI $44,925 @ 7.0% cap · market cap 9.08%
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
1,179
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 - Separate electric meters serve the two dwellings, with a yard and storage shed on site.
Where is this duplex located?
The property is located at 12-37 Se 14th St Dania Beach, FL.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Two separate one‑bedroom, one‑bathroom units; 1,265 square feet; Separate electric meters for each unit
