Managed Duplex Portfolio with
For Sale
$875,000
301 SW 16th Street, Fort Lauderdale, FL 33315
Residential Income, Fort Lauderdale, FL
Property Size2,530 SF
Lot Size0.15 Acres
Price / SF$345.85
Days on Market132
Property Features for 301 SW 16th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RM-15
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Bathroom 2, Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 6, Bathroom 1, Bedroom 5, Bathroom 3
Exterior features
Courtyard, Barbecue
Fencing
Gate, Privacy
Subdivision
Croissant Park
Lot features
Oversized Lot
Elementary school
Croissant Park
Middle school
New River
High school
Stranahan
Directions
From Davie Blvd go south on SW 4th Ave and East on SW 16th ST.
Standard status
Active
APN
504215013491
Size
2,530 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LAUDERDALE 2-9 D LOT 35 BLK 58
Tax Annual Amount
13357
Legal Description
LAUDERDALE 2-9 D LOT 35 BLK 58
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
privacy fence
off-street parking
Building Details
Year built
2004
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Compass Florida LLC
(561) 285-4283
Listed By:
David R Carlton · License #3245910
(954) 903-8114
Added: May 23
Changed: Oct 1
Last Checked: Oct 1 at 1:06PM
MLS# B26032219
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 portfolio includes two lots and four residential units, with each unit offering a three-bedroom, two-bathroom split layout. Open living and dining areas connect to full kitchens and in-unit laundry, while oversized bedrooms include spacious closets; each primary bedroom has a private ensuite bath. The buildings contain 12 bedrooms in total and have block construction, tile flooring, central air, ceiling fans, shingle roofs, and privacy fencing with gates. Courtyard and barbecue areas provide additional outdoor features.
The property is located in Fort Lauderdale’s Croissant Park area, near downtown Las Olas Boulevard and the city’s beaches. Its setting also places it near the maritime industry, and the property includes dedicated off-street parking. RM-15 zoning, public water, public sewer, and cable availability are reported. Built in 2004, the property is currently professionally managed and configured for specialized group housing, with short-term accommodation for yachting crew members identified as its current use.
The property is located in Fort Lauderdale’s Croissant Park area, near downtown Las Olas Boulevard and the city’s beaches. Its setting also places it near the maritime industry, and the property includes dedicated off-street parking. RM-15 zoning, public water, public sewer, and cable availability are reported. Built in 2004, the property is currently professionally managed and configured for specialized group housing, with short-term accommodation for yachting crew members identified as its current use.
Key Highlights
- Four units across two lots with 12 total bedrooms
- Each unit offers a 3/2 split floor plan with full kitchen and laundry
- Oversized bedrooms include closets; primary suites have ensuite baths
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
$42,175
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
4.82%
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%
$843,500
$843.5K
Cap Rate 7%
$602,500
$602.5K
Cap Rate 9%
$468,611
$468.6K
Market Conditions
NOI Build-Up for 2,530 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
$63.8K $25.20/SF
− Vacancy
−$3.5K −$1.39/SF
EGI
$60.2K $23.81/SF
− OpEx
−$18.1K −$7.14/SF
NOI
$42.2K $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%
$843,500
Cap Rate 7%
$602,500
Cap Rate 9%
$468,611
Alternative Uses
Best Use
Multifamily LT 5
$602.5K
$527.2K – $702.9K
NOI $42,175 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$542.7K
$474.9K – $633.2K
NOI $37,991 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $119,011 @ 7.0% cap · market cap 13.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
3,181
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential buildings offer furnished-style layouts, private outdoor space, and flexible group-housing functionality.
Where is this duplex located?
The property is located at 301 SW 16th Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Four units across two lots with 12 total bedrooms; Each unit offers a 3/2 split floor plan with full kitchen and laundry; Oversized bedrooms include closets; primary suites have ensuite baths
