Duplex with In-Unit
For Sale
$684,999
1738 SW 44th Ter, Fort Lauderdale, FL 33317
MULTI_FAMILY - Fort Lauderdale, FL
Property Size2,202 SF
Price / SF$311.08
Days on Market33
Property Features for 1738 SW 44th Ter
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-15
Bedrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 6, Bedroom 1, Bedroom 2, Bathroom 3, Bathroom 4, Bedroom 6, Bathroom 5, Bedroom 3, Bedroom 4, Bathroom 2, Bathroom 1, Bedroom 5
Parking
4
Subdivision
ROCK HILL SEC
Lot features
< 1/4 Acre
Directions
PLEASE DO NOT DISTURB THE TENANTS, CONTACT LA
Standard status
Active
APN
504113070380
Size
2,202 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ROCK HILL SEC C 36-41 B LOT 13 BLK 5
Tax Annual Amount
9292
Legal Description
ROCK HILL SEC C 36-41 B LOT 13 BLK 5
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Amenities
in-unit washer and dryer
Building Details
Year built
2004
Floors in Building
2
Flooring type
Laminate
Building materials
Modular/Prefab
Listing Agency:
Royale Miami Realty
(305) 302-3212
Listed By:
Tatiana Domovsky · License #3267852
(305) 302-3212
Added: Jul 18
Changed: Aug 4
Last Checked: Aug 19 at 3:06PM
MLS# A11983615
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This turnkey duplex investment property includes two units, with each unit equipped with an in-unit washer and dryer. The property includes central heating and central air conditioning, laminate flooring, and a modular/prefab construction approach. The sewer is a septic tank, and cable is available. The listing identifies the property as Section 8 approved.
The property is a 2,202 SF duplex built in 2004 and includes four dedicated parking spaces for tenants. The asset is located in Fort Lauderdale, Florida, in a rental corridor described as having strong demand for affordable housing.
Overall, the duplex configuration and tenant-focused amenities are designed to support straightforward day-to-day use for a two-unit residential income property.
The property is a 2,202 SF duplex built in 2004 and includes four dedicated parking spaces for tenants. The asset is located in Fort Lauderdale, Florida, in a rental corridor described as having strong demand for affordable housing.
Overall, the duplex configuration and tenant-focused amenities are designed to support straightforward day-to-day use for a two-unit residential income property.
Key Highlights
- Section 8 approved duplex with two units
- In‑unit washer and dryer in each unit
- Four dedicated parking spaces
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
Lease Details
Multi-tenant
Tenancy
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 - Section 8 approved duplex with two units featuring in-unit washer and dryer and four dedicated parking spaces.
Where is this duplex located?
The property is located at 1738 SW 44th Ter 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: Section 8 approved duplex with two units; In‑unit washer and dryer in each unit; Four dedicated parking spaces
