Updated Duplex with In-Unit
For Sale
$675,000
1990 SW 9th Street 1-2, Fort Lauderdale, FL 33312
Two residential units offer separate living arrangements and in-unit laundry.
Property Size1,750 SF
Days on Market77
Property Features for 1990 SW 9th Street 1-2
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$10,188
Building Details
Building Size
1,750 SF
Year Built
1987
Listing Agency:
LoKation
(954) 873-0803
Listed By:
Anika Bembanaste · License #3594711
(954) 873-0803
Source:
Tylertuchow
Added: Jun 15
Changed: Aug 29
Last Checked: Aug 29 at 3:30PM
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 LoKation
Investment Insights
Based on property information with market context.
Built in 1987, this duplex contains two 2-bedroom, 2-bathroom residences, creating a practical configuration for an investor or an owner-occupant. Both units have in-unit washers and dryers. One residence has received improvements including new flooring, vanities, kitchen countertops, a sink, mirrors, and lighting. The property also includes a newer AC system in one unit and a roof replaced in 2019.
The fully fenced lot provides defined outdoor boundaries and added privacy. Located in Fort Lauderdale’s Riverside Park neighborhood, the duplex is minutes from Downtown Fort Lauderdale, Fort Lauderdale-Hollywood International Airport, beaches, shopping, and dining. One unit is currently leased, while the other is vacant and available for showings.
The fully fenced lot provides defined outdoor boundaries and added privacy. Located in Fort Lauderdale’s Riverside Park neighborhood, the duplex is minutes from Downtown Fort Lauderdale, Fort Lauderdale-Hollywood International Airport, beaches, shopping, and dining. One unit is currently leased, while the other is vacant and available for showings.
Key Highlights
- Two 2‑bedroom, 2‑bathroom units
- One unit updated with new flooring, vanities, countertops, sink, mirrors, and lighting
- In‑unit washers and dryers in both residences
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
$29,172
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%
$583,440
$583.4K
Cap Rate 7%
$416,743
$416.7K
Cap Rate 9%
$324,133
$324.1K
Market Conditions
NOI Build-Up for 1,750 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
$44.1K $25.20/SF
− Vacancy
−$2.4K −$1.39/SF
EGI
$41.7K $23.81/SF
− OpEx
−$12.5K −$7.14/SF
NOI
$29.2K $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%
$583,440
Cap Rate 7%
$416,743
Cap Rate 9%
$324,133
Alternative Uses
Best Use
Multifamily LT 5
$416.7K
$364.7K – $486.2K
NOI $29,172 @ 7.0% cap · market cap 4.32%
Second Best
Apartment 5plus
$375.4K
$328.5K – $438.0K
NOI $26,279 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,320 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
870
Businesses Nearby
Explore this area
Business Placement
Demographics for 33312, FL
51,570
Population
21,332
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
86%
High-School Grad
11.1 sq mi
ZIP Area
4,646
Density / Sq Mi
$77,644
Median Household Income
$39,333
Median Earnings
$1,566
Median Rent
$397,800
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 - Two residential units offer separate living arrangements and in-unit laundry.
Where is this duplex located?
The property is located at 1990 SW 9th Street 1-2 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two 2‑bedroom, 2‑bathroom units; One unit updated with new flooring, vanities, countertops, sink, mirrors, and lighting; In‑unit washers and dryers in both residences
