Duplex with Private Yard
New
For Sale
$829,000
263 SE 8TH Terrace, Deerfield Beach, FL 33441
Two separate units offer indoor laundry, private yards, and dedicated parking.
Property Size2,039 SF
Price / SF$406.57
Days on Market6
Property Features for 263 SE 8TH Terrace
General Information
Standard status
Active
Size
2,039 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
RM-10
Property Condition
Severity
Minor
Evidence
cosmetic upgrades
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$9,220
Amenities
indoor laundry
private yard
Building Details
Building Size
2,039 SF
Year Built
1967
Stories
1
Listing Agency:
Granath Realty Group, Inc
(561) 212-8161
Listed By:
Erika D Granath
(561) 212-8161
Source:
Laerrealty
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 20 at 4:32AM
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 Granath Realty Group, Inc
Investment Insights
Based on property information with market context.
Built in 1967, this duplex contains 2,039 square feet with two oversized two-bedroom, one-bathroom residences. Each unit includes its own indoor laundry area and private yard space. The property occupies a corner lot and provides a designated carport plus a wide driveway for parking. Unit 1 has a 2024 AC system and 2025 water heater, while Unit 2 has a 2019 AC system and 2017 water heater. Two updated electrical panels serve the property, which is zoned RM-10.
Unit 1 is leased month-to-month, and Unit 2 is vacant. The configuration supports immediate occupancy, cosmetic updating, or consideration of short-term vacation rental conversion, subject to applicable requirements. The property is located minutes from Deerfield Beach, the pier, and the dining strip.
Unit 1 is leased month-to-month, and Unit 2 is vacant. The configuration supports immediate occupancy, cosmetic updating, or consideration of short-term vacation rental conversion, subject to applicable requirements. The property is located minutes from Deerfield Beach, the pier, and the dining strip.
Key Highlights
- Two oversized 2‑bedroom, 1‑bathroom units within 2,039 SF
- Each unit has indoor laundry and private yard space
- Corner‑lot property with designated carport and expansive driveway
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
$33,990
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
4.10%
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%
$679,800
$679.8K
Cap Rate 7%
$485,571
$485.6K
Cap Rate 9%
$377,667
$377.7K
Market Conditions
NOI Build-Up for 2,039 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
$51.4K $25.20/SF
− Vacancy
−$2.8K −$1.39/SF
EGI
$48.6K $23.81/SF
− OpEx
−$14.6K −$7.14/SF
NOI
$34.0K $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%
$679,800
Cap Rate 7%
$485,571
Cap Rate 9%
$377,667
Alternative Uses
Best Use
Multifamily LT 5
$485.6K
$424.9K – $566.5K
NOI $33,990 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$448.0K
$392.0K – $522.6K
NOI $31,358 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.03M
$905.2K – $1.21M
NOI $72,413 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,073
Businesses Nearby
Explore this area
Business Placement
Demographics for 33441, FL
29,311
Population
15,225
Households
1.9
Avg Household Size
43
Median Age
28%
College-Educated
88%
High-School Grad
4.8 sq mi
ZIP Area
6,106
Density / Sq Mi
$57,257
Median Household Income
$35,163
Median Earnings
$1,544
Median Rent
$381,700
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 separate units offer indoor laundry, private yards, and dedicated parking.
Where is this duplex located?
The property is located at 263 SE 8TH Terrace Deerfield Beach, FL.
What is the asking price?
The asking price for this property is $829,000.
What are key features of this property?
This property features: Two oversized 2‑bedroom, 1‑bathroom units within 2,039 SF; Each unit has indoor laundry and private yard space; Corner‑lot property with designated carport and expansive driveway
