Two-Unit Duplex with
For Sale
$535,000
1500 NW 5th Avenue E-w, Fort Lauderdale, FL 33311
Corner-lot property offers screened outdoor space, shared laundry, and off-street parking.
Property Size1,225 SF
Days on Market16
Property Features for 1500 NW 5th Avenue E-w
General Information
Standard status
Active
Size
1,225 SF
Total Parking Spaces
4
Property subtype
Duplex
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,014
Amenities
impact windows and doors
tile flooring
screened-in porch
fenced backyard
tropical landscaping
on-site laundry
Building Details
Building Size
1,225 SF
Year Built
1952
Listing Agency:
Compass Florida LLC
(305) 942-5592
Listed By:
Carmen L Donahue · License #3130338
(305) 942-5592
Source:
Tylertuchow
Added: Aug 15
Changed: Aug 21
Last Checked: Aug 29 at 3:47PM
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.
Built in 1952, this duplex contains two one-bedroom, one-bathroom residences with separate screened porches. Both units include tile flooring along with impact-rated windows and doors. The property sits on a corner lot in Fort Lauderdale’s South Middle River community and includes a fully enclosed backyard with tropical landscaping. A shared laundry area serves the residences, while off-street parking accommodates up to 4 vehicles. The layout supports a two-unit residential income property configuration, with each residence providing its own living space and private outdoor area.
Key Highlights
- Two one‑bedroom, one‑bathroom units
- Impact windows and doors throughout both residences
- Private screened porch for each unit
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
$20,421
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
3.82%
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%
$408,420
$408.4K
Cap Rate 7%
$291,729
$291.7K
Cap Rate 9%
$226,900
$226.9K
Market Conditions
NOI Build-Up for 1,225 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
$30.9K $25.20/SF
− Vacancy
−$1.7K −$1.39/SF
EGI
$29.2K $23.81/SF
− OpEx
−$8.8K −$7.14/SF
NOI
$20.4K $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%
$408,420
Cap Rate 7%
$291,729
Cap Rate 9%
$226,900
Alternative Uses
Best Use
Multifamily LT 5
$291.7K
$255.3K – $340.4K
NOI $20,421 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$262.8K
$229.9K – $306.6K
NOI $18,395 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$823.2K
$720.3K – $960.4K
NOI $57,624 @ 7.0% cap · market cap 10.77%
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
1,326
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 - Corner-lot property offers screened outdoor space, shared laundry, and off-street parking.
Where is this duplex located?
The property is located at 1500 NW 5th Avenue 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: Two one‑bedroom, one‑bathroom units; Impact windows and doors throughout both residences; Private screened porch for each unit
