Brand-New Side-by-Side
For Sale
Contact for pricing
1319-1321 NE 13 AVE, Fort Lauderdale, FL 33304
New construction duplex with one unit leased, offering an owner-occupant a built-in offset and separate living arrangements.
Property Size6,822 SF
Price / SF$395.05
Days on Market64
Property Features for 1319-1321 NE 13 AVE
General Information
Standard status
Active
Size
6,822 SF
Property subtype
Multifamily
Building Details
Year Built
2026
Tenancy
Multi
Listing Agency:
Coast REI LLC
(818) 451-6720
Listed By:
Shane Zvulun · License #3514673
Source:
Crexi
Added: Jun 5
Changed: Jul 10
Last Checked: Aug 6 at 11:09AM
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 Coast REI LLC
Investment Insights
Based on property information with market context.
This brand-new, side-by-side duplex townhouse configuration offers two residences designed to function like standalone homes. Each side features an open-concept layout with a designer kitchen, expansive living spaces, and refined finishes throughout. The property is newly constructed, aiming to reduce near-term maintenance needs and support day-to-day ease for owner-occupants or tenants. The total property size is 6,822 square feet, and one of the residences is already leased.
Located in Fort Lauderdale’s Poinsettia Heights area, the property is described as minutes from Las Olas Blvd, downtown Fort Lauderdale, the beach, and the 13th Street Arts & Dining Corridor. This gives the duplex proximity to a mix of dining, entertainment, and major local destinations.
The current setup fits well for a house-hacker or owner-occupant approach, where one side can help offset housing costs while you live in the other. It also aligns with investors seeking a newer, low-maintenance duplex with an existing leased component. The seller indicates flexibility with financing, including seller financing and creative financing options such as a rate buydown.
Located in Fort Lauderdale’s Poinsettia Heights area, the property is described as minutes from Las Olas Blvd, downtown Fort Lauderdale, the beach, and the 13th Street Arts & Dining Corridor. This gives the duplex proximity to a mix of dining, entertainment, and major local destinations.
The current setup fits well for a house-hacker or owner-occupant approach, where one side can help offset housing costs while you live in the other. It also aligns with investors seeking a newer, low-maintenance duplex with an existing leased component. The seller indicates flexibility with financing, including seller financing and creative financing options such as a rate buydown.
Key Highlights
- Brand‑new side‑by‑side duplex townhouse built in 2026 with modern open‑concept layouts
- One unit is already leased, supporting owner‑occupant living with separate rental income
- Each townhouse includes designer kitchens and expansive living areas
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
$113,721
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
4.22%
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%
$2,274,420
$2.3M
Cap Rate 7%
$1,624,586
$1.6M
Cap Rate 9%
$1,263,567
$1.3M
Market Conditions
NOI Build-Up for 6,822 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
$171.9K $25.20/SF
− Vacancy
−$9.5K −$1.39/SF
EGI
$162.5K $23.81/SF
− OpEx
−$48.7K −$7.14/SF
NOI
$113.7K $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%
$2,274,420
Cap Rate 7%
$1,624,586
Cap Rate 9%
$1,263,567
Alternative Uses
Best Use
Multifamily LT 5
$1.62M
$1.42M – $1.90M
NOI $113,721 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$1.46M
$1.28M – $1.71M
NOI $102,441 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$4.58M
$4.01M – $5.35M
NOI $320,907 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,953
Businesses Nearby
Explore this area
Business Placement
Demographics for 33304, FL
19,978
Population
12,367
Households
1.6
Avg Household Size
46
Median Age
51%
College-Educated
93%
High-School Grad
3.1 sq mi
ZIP Area
6,445
Density / Sq Mi
$84,951
Median Household Income
$55,527
Median Earnings
$1,727
Median Rent
$556,400
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 - New construction duplex with one unit leased, offering an owner-occupant a built-in offset and separate living arrangements.
Where is this duplex located?
The property is located at 1319-1321 NE 13 AVE Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,695,000.
What are key features of this property?
This property features: Brand‑new side‑by‑side duplex townhouse built in 2026 with modern open‑concept layouts; One unit is already leased, supporting owner‑occupant living with separate rental income; Each townhouse includes designer kitchens and expansive living areas
