Fenced Duplex With
New
For Sale
Under Contract
$495,000
125 SE 2nd Ter, Hallandale Beach, FL 33009
MULTI_FAMILY - Hallandale Beach, FL
Property Size1,440 SF
Lot Size0.14 Acres
Price / SF$343.75
Days on Market6
Property Features for 125 SE 2nd Ter
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
CENTRAL
Bedrooms
3
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 2
Parking
4
Window features
Blinds
Patio and Porch features
Patio
Exterior features
Fence, Lighting, Patio, Shed
Fencing
Fenced
Subdivision
TATEM WOFFORDS SUB OF OUT
Lot features
< 1/4 Acre
Directions
GPS/Waze/Google Maps
Standard status
Active Under Contract
APN
514227080110
Size
1,440 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TATEM WOFFORDS SUB OF OUTLOT 7 HALLANDALE 1-130 D LOT 13 BLK 1
Tax Annual Amount
6942
Legal Description
TATEM WOFFORDS SUB OF OUTLOT 7 HALLANDALE 1-130 D LOT 13 BLK 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Built-Up
Listing Agency:
Bella Mar Real Estate Inc
(305) 450-0476
Listed By:
Anibal Perez · License #3078062
(305) 450-0476
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 12 at 7:06AM
MLS# A12065836
Copyright © 2026 Miami REALTORS®. 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 1,440 square feet across two residential units, with one residence leased and the other available for owner occupancy or additional leasing. Built in 1954, the block construction property includes tile flooring, central heating, central air, a patio, shed, lighting, and perimeter fencing. Public water and public sewer serve the property, with a built-up roof and cable availability.
The approximately 6,247-square-foot lot is located at 125 SE 2nd Ter in Hallandale Beach and falls within the Central RAC district. The property is situated near Gulfstream Park, Aventura, shopping, dining, entertainment, major highways, and public transportation. Zoning, density, development rights, and permitted uses should be independently verified with the City of Hallandale Beach.
The approximately 6,247-square-foot lot is located at 125 SE 2nd Ter in Hallandale Beach and falls within the Central RAC district. The property is situated near Gulfstream Park, Aventura, shopping, dining, entertainment, major highways, and public transportation. Zoning, density, development rights, and permitted uses should be independently verified with the City of Hallandale Beach.
Key Highlights
- Duplex with 1,440 square feet of building area
- Approximately 6,247‑square‑foot lot in the Central RAC district
- One unit leased; second unit offers owner‑occupant or rental flexibility
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
$24,005
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
4.85%
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%
$480,100
$480.1K
Cap Rate 7%
$342,929
$342.9K
Cap Rate 9%
$266,722
$266.7K
Market Conditions
NOI Build-Up for 1,440 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
$36.3K $25.20/SF
− Vacancy
−$2.0K −$1.39/SF
EGI
$34.3K $23.81/SF
− OpEx
−$10.3K −$7.14/SF
NOI
$24.0K $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%
$480,100
Cap Rate 7%
$342,929
Cap Rate 9%
$266,722
Alternative Uses
Best Use
Multifamily LT 5
$342.9K
$300.1K – $400.1K
NOI $24,005 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$316.4K
$276.8K – $369.1K
NOI $22,146 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$730.6K
$639.3K – $852.3K
NOI $51,140 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,857
Businesses Nearby
Explore this area
Business Placement
Demographics for 33009, FL
43,301
Population
31,020
Households
1.4
Avg Household Size
47
Median Age
36%
College-Educated
88%
High-School Grad
4.9 sq mi
ZIP Area
8,837
Density / Sq Mi
$48,196
Median Household Income
$33,928
Median Earnings
$1,576
Median Rent
$248,300
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 - Two-unit property with one leased residence and a second unit offering additional occupancy flexibility.
Where is this duplex located?
The property is located at 125 SE 2nd Ter Hallandale 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: Duplex with 1,440 square feet of building area; Approximately 6,247‑square‑foot lot in the Central RAC district; One unit leased; second unit offers owner‑occupant or rental flexibility
