Two-Unit Duplex with
For Sale
$785,000
19 SE 4th Ter, Dania Beach, FL 33004
Fully occupied duplex with separate in-unit laundry and new air-conditioning systems.
Property Size2,036 SF
Days on Market31
Property Features for 19 SE 4th Ter
General Information
Standard status
Active
Size
2,036 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$12,506
Amenities
in-unit laundry
air conditioning
Building Details
Building Size
2,036 SF
Year Built
1988
Listing Agency:
One Sotheby's International Realty
(305) 494-0625
Listed By:
Krysten Naranjo · License #3445073
Source:
Relinkre
Added: Jul 20
Changed: Aug 14
Last Checked: Aug 18 at 5:55AM
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 One Sotheby's International Realty
Investment Insights
Based on property information with market context.
Located at 19 SE 4th Ter in Dania Beach, this two-unit residential income property was built in 1988. The unit mix includes one three-bedroom, two-bath residence and one two-bedroom, one-bath residence. Each unit has its own laundry area and a new air-conditioning unit.
Both residences are occupied under different lease arrangements: Unit A is leased month-to-month, while Unit B is subject to an annual lease. The property is near beaches, dining, shopping, major highways, Fort Lauderdale airport, and Dania Pointe, placing everyday amenities and regional transportation within the surrounding area.
Both residences are occupied under different lease arrangements: Unit A is leased month-to-month, while Unit B is subject to an annual lease. The property is near beaches, dining, shopping, major highways, Fort Lauderdale airport, and Dania Pointe, placing everyday amenities and regional transportation within the surrounding area.
Key Highlights
- Two‑unit duplex built in 1988
- Unit A: 3 bed/2 bath with a month‑to‑month lease
- Unit B: 2 bed/1 bath with an annual lease
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
$33,940
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
4.32%
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%
$678,800
$678.8K
Cap Rate 7%
$484,857
$484.9K
Cap Rate 9%
$377,111
$377.1K
Market Conditions
NOI Build-Up for 2,036 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
$51.3K $25.20/SF
− Vacancy
−$2.8K −$1.39/SF
EGI
$48.5K $23.81/SF
− OpEx
−$14.5K −$7.14/SF
NOI
$33.9K $16.67/SF
Area
Broward County, 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%
$678,800
Cap Rate 7%
$484,857
Cap Rate 9%
$377,111
Alternative Uses
Best Use
Multifamily LT 5
$484.9K
$424.3K – $565.7K
NOI $33,940 @ 7.0% cap · market cap 4.32%
Second Best
Apartment 5plus
$447.3K
$391.4K – $521.9K
NOI $31,312 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$1.03M
$903.8K – $1.21M
NOI $72,306 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,284
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
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 - Fully occupied duplex with separate in-unit laundry and new air-conditioning systems.
Where is this duplex located?
The property is located at 19 SE 4th Ter Dania Beach, FL.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1988; Unit A: 3 bed/2 bath with a month‑to‑month lease; Unit B: 2 bed/1 bath with an annual lease
