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    Updated Duplex in Fort Lauderdale Title is generated by Realmo AI

    2840 NW 13th Court, Fort Lauderdale, FL 33311

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    For Sale
    $549,900

    MULTI_FAMILY - Fort Lauderdale, FL

    Property size:
    1,818 SF
    Lot size:
    0.12 Acres
    Price / SF:
    $302/SF
    Added:
    May 17, 2026
    Days on Market:
    6
    Last Refresh:
    May 22 at 5:06 pm

    Property Features for 2840 NW 13th Court

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RD-10
    Bedrooms
    5
    Rooms
    Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 5, Bedroom 4, Bedroom 2, Bathroom 2
    Pets allowed
    Yes
    Fencing
    Chain Link
    Standard status
    Active
    APN
    494232014940
    Size
    1,818 SF
    Lot size
    0.12 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    WASHINGTON PARK FOURTH ADD 22-44 B LOT 6 BLK 54
    Tax Annual Amount
    7243

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1983
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Tile
    Building materials
    Concrete Block - With Stucco
    Roof type
    Flat, Shingle

    We can help!

    Listing Contact
    Stacy L Koury
    Stacy L Koury

    Listing agent Stacy L Koury License #3321605

    Listing office VantaSure Realty LLC 502 E Atlantic Avenue, Ste. 213, Parkland, FL

    Listing date May 17, 2026

    MLS# B26029690 Listing URL

    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.

    HighLights

    • Immediate rental income from a leased 2‑bedroom, 1‑bath unit through January 2027.
    • Updated duplex with modern kitchens and renovated bathrooms in both units.
    • 3‑bedroom, 2‑bath unit offers flexibility for owner‑occupancy or additional rental income.
    • Separate electric and water meters for each unit.
    • Newer roof installed in 2022.
    • Central A/C in both units.

    Overview

    This updated duplex presents an excellent investment opportunity, featuring two spacious units. The first unit includes 2 bedrooms and 1 bathroom and is currently leased through January 2027, generating immediate rental income. The second unit offers 3 bedrooms and 2 bathrooms, providing flexibility for either an owner-occupant or additional rental income potential. Both units have been tastefully updated with new flooring, modern kitchen cabinets and countertops, and renovated bathrooms. The property includes central A/C in both units, separate electric and water meters, and a newer roof installed in 2022. The property has four parking spaces available and sits on a lot of 0.12 acres. The property is zoned RD-10. The building size is 1,818 square feet. This well-maintained property offers strong income potential and is ideal for investors or owner-occupants alike.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $336.7K
    NOI $30,306 @ 9.00% cap · cautious / downside scenario
    Moderate
    $432.9K
    NOI $30,306 @ 7.00% cap · market / base-case scenario
    Aggressive
    $606.1K
    NOI $30,306 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $45.8k $25.20
    − Vacancy −$2.5k −$1.39
    EGI $43.3k $23.81
    − OpEx −$13.0k −$7.14
    NOI $30.3k $16.67
    1,818 SF · lease $25.20/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $432.9K
    $378.8K – $505.1K (±1% cap)
    NOI $30,306 @ 7.0% cap · market cap 5.51%
    Second Best
    Apartment 5plus
    $390.0K
    $341.3K – $455.0K (±1% cap)
    NOI $27,300 @ 7.0% cap · market cap 4.96%
    Theoretical Best
    Office A
    $1.22M
    $1.07M – $1.43M (±1% cap)
    NOI $85,519 @ 7.0% cap · market cap 15.55%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Lauderdale
    County
    Broward
    State
    Florida
    Longitude
    -80.181335
    Latitude
    26.142055

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    FAQs

    What type of property is this?
    Duplex - Updated duplex with strong income potential in Fort Lauderdale.
    Where is this duplex located?
    The property is located at 2840 NW 13th Court Fort Lauderdale, FL.
    What is the asking price?
    The asking price for this property is $549,900.
    What are key features of this property?
    This property features: Immediate rental income from a leased 2‑bedroom, 1‑bath unit through January 2027.; Updated duplex with modern kitchens and renovated bathrooms in both units.; **3‑bedroom, 2‑bath unit offers flexibility for owner‑occupancy or additional rental income.**
    (954) 734-4338
    We can help!
    Listing Contact
    Stacy L Koury
    Stacy L Koury
    Real Estate License ID: 3321605
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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