Duplex with Pool and
For Sale
Contact for pricing
2716 Middle River Drive, Fort Lauderdale, FL 33306
Duplex with a main 4/3 residence, 2/2 side unit, refinished pool, and recent interior and roof upgrades.
Property Size3,100 SF
Price / SF$500
Days on Market174
Property Features for 2716 Middle River Drive
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Multifamily
Zoning
RD-15
Building Details
Year Built
1955
Units
2
Listing Agency:
Berkshire Hathaway HomeServices Florida Realty Coral Springs
Listed By:
n/a n/a · License #03248355
Source:
Crexi
Added: Feb 26
Changed: Aug 8
Last Checked: Jul 19 at 8:19AM
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 Berkshire Hathaway HomeServices Florida Realty Coral Springs
Investment Insights
Based on property information with market context.
This duplex includes two freestanding properties, offering a 4/3 main house and a 2/2 side unit. Updates and finishes are highlighted by newly installed oversized porcelain floors, custom soft-close cabinets, and custom quartz countertops with a backsplash. Stainless steel appliances are included, and the roof is described as newer. Outdoors, the front and backyard have been redesigned with a refinished pool, tumbled marble pavers, and artificial grass.
The property is located in the Middle River community within the Coral Ridge neighborhood, approximately 1 mile from the ocean. It is presented as a centrally located option for buyers looking for an income-oriented duplex with both interior and exterior improvements.
With two separate units, the layout can support a variety of ownership strategies, including renting both sides or occupying one unit while leasing the other. Because the property is currently occupied by tenants, all showings should be coordinated and conducted with minimal disruption. The combination of refreshed living areas, a newer roof, and a renovated outdoor setup centered around the pool provides a turnkey foundation for day-to-day operations once new ownership is in place.
The property is located in the Middle River community within the Coral Ridge neighborhood, approximately 1 mile from the ocean. It is presented as a centrally located option for buyers looking for an income-oriented duplex with both interior and exterior improvements.
With two separate units, the layout can support a variety of ownership strategies, including renting both sides or occupying one unit while leasing the other. Because the property is currently occupied by tenants, all showings should be coordinated and conducted with minimal disruption. The combination of refreshed living areas, a newer roof, and a renovated outdoor setup centered around the pool provides a turnkey foundation for day-to-day operations once new ownership is in place.
Key Highlights
- Duplex with 2 freestanding properties: a 4/3 main‑house plus a 2/2 side unit
- About 1 mile from the ocean in the Middle River/Coral Ridge community
- Refinished pool with tumbled marble pavers and artificial grass in the redesigned backyard
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
$51,676
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
3.33%
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%
$1,033,520
$1.0M
Cap Rate 7%
$738,229
$738.2K
Cap Rate 9%
$574,178
$574.2K
Market Conditions
NOI Build-Up for 3,100 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
$78.1K $25.20/SF
− Vacancy
−$4.3K −$1.39/SF
EGI
$73.8K $23.81/SF
− OpEx
−$22.1K −$7.14/SF
NOI
$51.7K $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%
$1,033,520
Cap Rate 7%
$738,229
Cap Rate 9%
$574,178
Alternative Uses
Best Use
Multifamily LT 5
$738.2K
$646.0K – $861.3K
NOI $51,676 @ 7.0% cap · market cap 3.33%
Second Best
Apartment 5plus
$665.0K
$581.9K – $775.9K
NOI $46,551 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,824 @ 7.0% cap · market cap 9.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,107
Businesses Nearby
Explore this area
Business Placement
Demographics for 33306, FL
3,526
Population
2,109
Households
1.7
Avg Household Size
53
Median Age
44%
College-Educated
96%
High-School Grad
0.9 sq mi
ZIP Area
3,918
Density / Sq Mi
$82,375
Median Household Income
$77,118
Median Earnings
$1,369
Median Rent
$469,800
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 - Duplex with a main 4/3 residence, 2/2 side unit, refinished pool, and recent interior and roof upgrades.
Where is this duplex located?
The property is located at 2716 Middle River Drive Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Duplex with 2 freestanding properties: a 4/3 main‑house plus a 2/2 side unit; About 1 mile from the ocean in the Middle River/Coral Ridge community; Refinished pool with tumbled marble pavers and artificial grass in the redesigned backyard
