Renovated Duplex with Heated
For Sale
$795,000
1334 NE 16th Avenue, Fort Lauderdale, FL 33304
Updated two-unit property with in-unit laundry and outdoor recreation amenities.
Property Size1,800 SF
Days on Market199
Property Features for 1334 NE 16th Avenue
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$9,440
Building Details
Building Size
1,800 SF
Year Built
1967
Listing Agency:
Charles Rutenberg Realty FTL
(954) 279-3731
Listed By:
Agustin Tome · License #3252368
Source:
Relinkre
Added: Feb 4
Changed: Aug 22
Last Checked: Aug 21 at 10:54AM
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 Charles Rutenberg Realty FTL
Investment Insights
Based on property information with market context.
This duplex contains two separate residential units: a one-bedroom layout and a two-bedroom layout. The property was renovated in 2008, and both units include washers and dryers inside the residences. Outdoor features include a heated pool and hot tub, providing additional on-site amenities.
Built in 1967, the property is located at 1334 NE 16th Avenue in Fort Lauderdale, Florida 33304, within Poinsettia Heights. The configuration combines different unit sizes within one duplex property, with in-unit laundry and recreational improvements serving both residences.
Built in 1967, the property is located at 1334 NE 16th Avenue in Fort Lauderdale, Florida 33304, within Poinsettia Heights. The configuration combines different unit sizes within one duplex property, with in-unit laundry and recreational improvements serving both residences.
Key Highlights
- Two‑unit duplex with one‑bedroom and two‑bedroom residences
- Renovated in 2008
- In‑unit washers and dryers in both residences
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
$30,006
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
3.77%
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%
$600,120
$600.1K
Cap Rate 7%
$428,657
$428.7K
Cap Rate 9%
$333,400
$333.4K
Market Conditions
NOI Build-Up for 1,800 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
$45.4K $25.20/SF
− Vacancy
−$2.5K −$1.39/SF
EGI
$42.9K $23.81/SF
− OpEx
−$12.9K −$7.14/SF
NOI
$30.0K $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%
$600,120
Cap Rate 7%
$428,657
Cap Rate 9%
$333,400
Alternative Uses
Best Use
Multifamily LT 5
$428.7K
$375.1K – $500.1K
NOI $30,006 @ 7.0% cap · market cap 3.77%
Second Best
Apartment 5plus
$386.1K
$337.9K – $450.5K
NOI $27,029 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,672 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,531
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 - Updated two-unit property with in-unit laundry and outdoor recreation amenities.
Where is this duplex located?
The property is located at 1334 NE 16th Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Two‑unit duplex with one‑bedroom and two‑bedroom residences; Renovated in 2008; In‑unit washers and dryers in both residences
