Duplex with Two-Car
For Sale
$599,000
2721-2731 SW 13 Avenue, Fort Lauderdale, FL 33315
MULTI_FAMILY - Fort Lauderdale, FL
Property Size1,661 SF
Price / SF$360.63
Days on Market165
Property Features for 2721-2731 SW 13 Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 1
Subdivision
edgewood
Elementary school
Croissant Park
Middle school
New River
High school
Stranahan
Directions
SW 9 ave to sw 28 street west to 13 ave ,north to propert on west side of street.
Standard status
Active
APN
504221110061
Size
1,661 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Devonshire22-29B lot 9 blk1
Tax Annual Amount
7761
Legal Description
Devonshire22-29B lot 9 blk1
Utilities
Utilities
Cable Available
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1965
Floors in Building
1
Number of units
1
Flooring type
Tile - Ceramic
Building materials
CBS
Roof type
Composition, Shingle
Listing Agency:
RE/MAX Consultants Realty 1 · RE/MAX International
(954) 767-4667
Listed By:
Peter S LeMieux · License #0695146
(954) 806-4947
Added: Feb 23
Changed: Jul 30
Last Checked: Aug 7 at 3:06AM
MLS# F10554455
Copyright © 2026 BeachesMLS. 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 duplex property (2721-2731 SW 13 Avenue) features CBS construction and ceramic tile flooring. Each unit is described as a 2/1 layout and includes central heating with electric heat, central air conditioning with electric cooling, and public water service. A carport out front provides parking for two cars, and the property has a sizable backyard for outdoor entertaining. The units could use some updating.
The roof is described as only a couple years old. The property is conveniently located off Marina Mile. Cable is available.
Built in 1965, the duplex includes composition shingle roofing and an electric-driven HVAC system, making it a straightforward option for buyers seeking a two-unit setup with outdoor space and off-street covered parking.
The roof is described as only a couple years old. The property is conveniently located off Marina Mile. Cable is available.
Built in 1965, the duplex includes composition shingle roofing and an electric-driven HVAC system, making it a straightforward option for buyers seeking a two-unit setup with outdoor space and off-street covered parking.
Key Highlights
- 2/1 duplex units with CBS construction
- Two‑car carport out front
- Roof is described as only a couple years old
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
$27,689
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
4.62%
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%
$553,780
$553.8K
Cap Rate 7%
$395,557
$395.6K
Cap Rate 9%
$307,656
$307.7K
Market Conditions
NOI Build-Up for 1,661 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
$41.9K $25.20/SF
− Vacancy
−$2.3K −$1.39/SF
EGI
$39.6K $23.81/SF
− OpEx
−$11.9K −$7.14/SF
NOI
$27.7K $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%
$553,780
Cap Rate 7%
$395,557
Cap Rate 9%
$307,656
Alternative Uses
Best Use
Multifamily LT 5
$395.6K
$346.1K – $461.5K
NOI $27,689 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$356.3K
$311.8K – $415.7K
NOI $24,942 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$1.12M
$976.7K – $1.30M
NOI $78,133 @ 7.0% cap · market cap 13.04%
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
774
Businesses Nearby
Explore this area
Business Placement
Demographics for 33315, FL
13,555
Population
6,991
Households
1.9
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
5.3 sq mi
ZIP Area
2,558
Density / Sq Mi
$90,760
Median Household Income
$43,815
Median Earnings
$1,789
Median Rent
$492,400
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 two-car carport, ceramic tile, central electric HVAC, and a roof installed a couple years ago.
Where is this duplex located?
The property is located at 2721-2731 SW 13 Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 2/1 duplex units with CBS construction; Two‑car carport out front; Roof is described as only a couple years old
