Updated Duplex with Central
For Sale
$549,900
2840 NW 13th Court 1-2, Fort Lauderdale, FL 33311
Updated duplex featuring two units with central A/C, separate electric and water meters, and a newer roof from 2022.
Property Size1,818 SF
Days on Market94
Property Features for 2840 NW 13th Court 1-2
General Information
Standard status
Active
Size
1,818 SF
Total Parking Spaces
4
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$7,242
Amenities
central A/C
Building Details
Building Size
1,818 SF
Year Built
1983
Buildings
1
Tenancy
Multi
Listing Agency:
VantaSure Realty LLC
(954) 734-4338
Listed By:
Stacy L Koury · License #3321605
(954) 734-4338
Source:
Tylertuchow
Added: May 18
Changed: Aug 13
Last Checked: Aug 18 at 5:48AM
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 VantaSure Realty LLC
Investment Insights
Based on property information with market context.
This updated duplex includes two spacious residences, each featuring central A/C. Unit 1 offers two bedrooms and one bathroom and has a lease in place through January 2027, supporting immediate rental income. Unit 2 is a three-bedroom, two-bath layout, creating flexibility for an owner-occupant or additional rental potential.
Both units have been tastefully updated with new flooring, modern kitchen cabinets and countertops, and renovated bathrooms. The property also includes separate electric and water meters for the two units and a newer roof installed in 2022. With four parking spaces available, the home is designed for practical everyday use.
Built in 1983, this well-maintained duplex is positioned to serve both investor and owner-occupant needs, with the added benefit of an in-place lease on Unit 1.
Both units have been tastefully updated with new flooring, modern kitchen cabinets and countertops, and renovated bathrooms. The property also includes separate electric and water meters for the two units and a newer roof installed in 2022. With four parking spaces available, the home is designed for practical everyday use.
Built in 1983, this well-maintained duplex is positioned to serve both investor and owner-occupant needs, with the added benefit of an in-place lease on Unit 1.
Key Highlights
- Unit 1: 2 bed, 1 bath with lease in place through January 2027
- Unit 2: 3 bed, 2 bath for owner‑occupant or additional rental flexibility
- Central A/C in both units
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
$30,306
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
5.51%
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%
$606,120
$606.1K
Cap Rate 7%
$432,943
$432.9K
Cap Rate 9%
$336,733
$336.7K
Market Conditions
NOI Build-Up for 1,818 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
$45.8K $25.20/SF
− Vacancy
−$2.5K −$1.39/SF
EGI
$43.3K $23.81/SF
− OpEx
−$13.0K −$7.14/SF
NOI
$30.3K $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%
$606,120
Cap Rate 7%
$432,943
Cap Rate 9%
$336,733
Alternative Uses
Best Use
Multifamily LT 5
$432.9K
$378.8K – $505.1K
NOI $30,306 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$390.0K
$341.3K – $455.0K
NOI $27,300 @ 7.0% cap · market cap 4.96%
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,519 @ 7.0% cap · market cap 15.55%
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
910
Businesses Nearby
Explore this area
Business Placement
Demographics for 33311, FL
69,413
Population
27,330
Households
2.5
Avg Household Size
37
Median Age
18%
College-Educated
81%
High-School Grad
10.4 sq mi
ZIP Area
6,674
Density / Sq Mi
$51,918
Median Household Income
$32,717
Median Earnings
$1,385
Median Rent
$276,600
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 - Updated duplex featuring two units with central A/C, separate electric and water meters, and a newer roof from 2022.
Where is this duplex located?
The property is located at 2840 NW 13th Court 1-2 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: Unit 1: 2 bed, 1 bath with lease in place through January 2027; Unit 2: 3 bed, 2 bath for owner‑occupant or additional rental flexibility; Central A/C in both units
