Duplex with Guest
For Sale
$675,000
1201 N Andrews Avenue, Fort Lauderdale, FL 33311
Residential Income, Fort Lauderdale, FL
Property Size2,653 SF
Price / SF$254.43
Days on Market192
Property Features for 1201 N Andrews Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-15
Bedrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bathroom 1, Bathroom 3, Bedroom 1, Bedroom 2, Bathroom 2
Fencing
Fenced
Subdivision
Progresso
Elementary school
North Side
Middle school
Sunrise
High school
Dillard 6-12
Directions
I-95 exit Sunrise Blvd heading East to Andrews Ave and make a left turn (North) to property on left (West) sideof NW 12th St and Andrews Ave.
Standard status
Active
APN
494234033620
Size
2,653 SF
Taxes and HOA fees
Tax Year
2023
Tax Description
PROGRESSO 2-18 D LOTS 22 LESS N 15.40,23,24,LESS E 15 FOR ST R/W BLK 120
Tax Annual Amount
9967
Legal Description
PROGRESSO 2-18 D LOTS 22 LESS N 15.40,23,24,LESS E 15 FOR ST R/W BLK 120
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Building Details
Year built
1935
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
CBS, Frame
Roof type
Composition, Shingle
Listing Agency:
Keller Williams Realty Profess
(954) 630-7020
Listed By:
Rebecca K Kennedy · License #3168352
(954) 270-9064
Added: Feb 13
Changed: Aug 19
Last Checked: Aug 24 at 9:06AM
MLS# F10552071
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 2,653-square-foot duplex property includes a primary residence with two bedrooms, two bathrooms, a modernized kitchen, renovated bathrooms, and generous living space. A separate one-bedroom, one-bath guest cottage adds a second kitchen and living area. Both residences have newer roofs and impact windows, while tile flooring, electric heating, electric cooling, public water, and public sewer serve the property. The lot is fully fenced, and cable is available.
Located at 1201 N Andrews Avenue in Fort Lauderdale, the property is near shopping, dining, downtown, beaches, and parks. Built in 1935 and zoned RD-15, the improvements include CBS and frame construction with composition and shingle roofing.
Located at 1201 N Andrews Avenue in Fort Lauderdale, the property is near shopping, dining, downtown, beaches, and parks. Built in 1935 and zoned RD-15, the improvements include CBS and frame construction with composition and shingle roofing.
Key Highlights
- 2,653 square feet with two separate residences
- Primary home has 2 bedrooms and 2 bathrooms
- Guest cottage includes 1 bedroom, 1 bathroom, kitchen, and living area
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
$44,225
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
6.55%
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%
$884,500
$884.5K
Cap Rate 7%
$631,786
$631.8K
Cap Rate 9%
$491,389
$491.4K
Market Conditions
NOI Build-Up for 2,653 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
$66.9K $25.20/SF
− Vacancy
−$3.7K −$1.39/SF
EGI
$63.2K $23.81/SF
− OpEx
−$19.0K −$7.14/SF
NOI
$44.2K $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%
$884,500
Cap Rate 7%
$631,786
Cap Rate 9%
$491,389
Alternative Uses
Best Use
Multifamily LT 5
$631.8K
$552.8K – $737.1K
NOI $44,225 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$569.1K
$498.0K – $664.0K
NOI $39,838 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,797 @ 7.0% cap · market cap 18.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
2,124
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences share a fenced lot, with updated kitchens, renovated bathrooms, newer roofs, and impact windows.
Where is this duplex located?
The property is located at 1201 N Andrews Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 2,653 square feet with two separate residences; Primary home has 2 bedrooms and 2 bathrooms; Guest cottage includes 1 bedroom, 1 bathroom, kitchen, and living area
