Fort Lauderdale Duplex Investment
For Sale
$684,999
1738 Southwest 44th Terrace, Fort Lauderdale, FL 33317
Turnkey duplex in Fort Lauderdale rental corridor, Section 8 approved.
Property Size2,202 SF
Price / SF$311.08
Days on Market190
Property Features for 1738 Southwest 44th Terrace
General Information
Standard status
Active
Size
2,202 SF
Property subtype
Residential Income / Duplex
Taxes and HOA fees
Annual Taxes
$9,292
Building Details
Year Built
2004
Listing Agency:
Royale Miami Realty
(305) 302-3212
Listed By:
Tatiana Domovsky · License #3267852
(305) 302-3212
Source:
Compass
Added: Feb 21
Changed: Aug 27
Last Checked: Aug 29 at 3:00PM
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 Royale Miami Realty
Investment Insights
Based on property information with market context.
This is a duplex investment property constructed in 2002, offering immediate income potential. The property features two units, each equipped with in-unit washer and dryer. It is Section 8 approved, which provides consistent rental income and tenant stability. There are four dedicated parking spaces. The property is located in a desirable Fort Lauderdale rental corridor with strong demand for affordable housing. It is suitable for investors seeking reliable returns. The property size is 2202 square feet.
Key Highlights
- Turnkey duplex built in 2004 offering immediate income potential
- Section 8 approved, ensuring consistent rental income and tenant stability
- Located in a desirable Fort Lauderdale rental corridor with strong demand
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
$36,707
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
5.36%
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%
$734,140
$734.1K
Cap Rate 7%
$524,386
$524.4K
Cap Rate 9%
$407,856
$407.9K
Market Conditions
NOI Build-Up for 2,202 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
$55.5K $25.20/SF
− Vacancy
−$3.1K −$1.39/SF
EGI
$52.4K $23.81/SF
− OpEx
−$15.7K −$7.14/SF
NOI
$36.7K $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%
$734,140
Cap Rate 7%
$524,386
Cap Rate 9%
$407,856
Alternative Uses
Best Use
Multifamily LT 5
$524.4K
$458.8K – $611.8K
NOI $36,707 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$472.4K
$413.3K – $551.1K
NOI $33,066 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.48M
$1.29M – $1.73M
NOI $103,582 @ 7.0% cap · market cap 15.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
642
Businesses Nearby
Explore this area
Business Placement
Demographics for 33317, FL
37,590
Population
13,625
Households
2.8
Avg Household Size
41
Median Age
36%
College-Educated
90%
High-School Grad
9.6 sq mi
ZIP Area
3,916
Density / Sq Mi
$84,239
Median Household Income
$43,317
Median Earnings
$1,986
Median Rent
$449,900
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 - Turnkey duplex in Fort Lauderdale rental corridor, Section 8 approved.
Where is this duplex located?
The property is located at 1738 Southwest 44th Terrace Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $684,999.
What are key features of this property?
This property features: Turnkey duplex built in 2004 offering immediate income potential; Section 8 approved, ensuring consistent rental income and tenant stability; Located in a desirable Fort Lauderdale rental corridor with strong demand
