Updated Corner Duplex with Screened
For Sale
Contact for pricing
Pending
1500 NW 5th Avenue # w #E-w, Fort Lauderdale, FL 33311
Maintained duplex with two 1-bedroom units, private screened porches, impact windows, and fenced yard plus shared laundry.
Property Size1,477 SF
Days on Market98
Property Features for 1500 NW 5th Avenue # w #E-w
General Information
Standard status
Pending
Size
1,477 SF
Total Parking Spaces
4
Property subtype
Multifamily
Zoning
RDS-15
Additional Details
Business Included
Yes
Fenced Yard
Yes
Multifamily Units
2
Building Details
Year Built
1952
Units
2
Tenancy
Multi
Listing Agency:
Compass Florida LLC
(305) 942-5592
Listed By:
Carmen Donahue · License #3130338
Source:
Crexi
Added: May 11
Changed: Aug 8
Last Checked: Jul 24 at 2:28PM
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 Compass Florida LLC
Investment Insights
Based on property information with market context.
This maintained duplex offers two spacious 1-bedroom, 1-bathroom units, each with full impact windows and doors. Interior finishes include tile flooring throughout both units, and every unit has its own private, screened-in porch. Outside, the property includes a fully fenced backyard with tropical landscaping, providing a shared outdoor space for residents. For day-to-day convenience, there is an on-site shared laundry facility, along with ample off-street parking for up to four vehicles.
The duplex sits on a spacious corner lot in the South Middle River community, giving the property an established residential setting and convenient access to parking. The corner-lot configuration supports both practical tenant use of outdoor space and straightforward day-to-day logistics for tenants and guests.
For tenants or owner-occupants, the layout provides two separate 1-bedroom residences within one property, with private screened porches for each unit and shared laundry on site. For buyers seeking a straightforward income-producing residential property, the combination of updated impact-rated openings, individual outdoor space, and off-street parking supports long-term livability for both units.
The duplex sits on a spacious corner lot in the South Middle River community, giving the property an established residential setting and convenient access to parking. The corner-lot configuration supports both practical tenant use of outdoor space and straightforward day-to-day logistics for tenants and guests.
For tenants or owner-occupants, the layout provides two separate 1-bedroom residences within one property, with private screened porches for each unit and shared laundry on site. For buyers seeking a straightforward income-producing residential property, the combination of updated impact-rated openings, individual outdoor space, and off-street parking supports long-term livability for both units.
Key Highlights
- Maintained duplex built in 1952 with two 1‑bedroom, 1‑bathroom units
- Each unit has full impact windows and doors
- Each unit features tile flooring and a private screened‑in porch
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
$24,621
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
4.60%
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%
$492,420
$492.4K
Cap Rate 7%
$351,729
$351.7K
Cap Rate 9%
$273,567
$273.6K
Market Conditions
NOI Build-Up for 1,477 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
$37.2K $25.20/SF
− Vacancy
−$2.0K −$1.39/SF
EGI
$35.2K $23.81/SF
− OpEx
−$10.6K −$7.14/SF
NOI
$24.6K $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%
$492,420
Cap Rate 7%
$351,729
Cap Rate 9%
$273,567
Alternative Uses
Best Use
Multifamily LT 5
$351.7K
$307.8K – $410.4K
NOI $24,621 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$316.8K
$277.2K – $369.7K
NOI $22,179 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$992.5K
$868.5K – $1.16M
NOI $69,478 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
776
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
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Frequently Asked Questions
What type of property is this?
Duplex - Maintained duplex with two 1-bedroom units, private screened porches, impact windows, and fenced yard plus shared laundry.
Where is this duplex located?
The property is located at 1500 NW 5th Avenue # w #E-w Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Maintained duplex built in 1952 with two 1‑bedroom, 1‑bathroom units; Each unit has full impact windows and doors; Each unit features tile flooring and a private screened‑in porch
