Managed Duplex
For Sale
$875,000
305 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 305 SW 16th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RM-15
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 6, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 4
Exterior features
Courtyard, Barbecue, Garden
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. Go east on SW 16th St to the property.
Standard status
Active
APN
504215013490
Size
2,530 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LAUDERDALE 2-9 D LOT 34 BLK 58
Tax Annual Amount
13551
Legal Description
LAUDERDALE 2-9 D LOT 34 BLK 58
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
privacy fence
off-street parking
in-unit laundry
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# B26032225
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 combines two lots at 301 and 305 SW 16th Street with four residential units and 12 total bedrooms. Each residence offers a three-bedroom, two-bath layout with separated sleeping areas, an open living and dining arrangement, a full kitchen, and laundry facilities. The property totals 2,530 square feet on 0.15 acres and was built in 2004. Block construction, tile flooring, central air, ceiling fans, gated privacy fencing, and shingle roofing are among the existing improvements. Public water and sewer serve the property, with cable available.
The property is located in Fort Lauderdale’s Croissant Park area, within ZIP Code 33315. Downtown Fort Lauderdale’s Las Olas Boulevard and area beaches are described as being minutes away. Dedicated off-street parking, courtyard and garden areas, barbecue features, and enclosed outdoor space add to the existing site improvements. The property is zoned RM-15 and is currently professionally managed.
The property is located in Fort Lauderdale’s Croissant Park area, within ZIP Code 33315. Downtown Fort Lauderdale’s Las Olas Boulevard and area beaches are described as being minutes away. Dedicated off-street parking, courtyard and garden areas, barbecue features, and enclosed outdoor space add to the existing site improvements. The property is zoned RM-15 and is currently professionally managed.
Key Highlights
- Four total residential units across 301 and 305 SW 16th Street
- 12 total bedrooms with three‑bedroom, two‑bath layouts
- 2530 square feet on 0.15 acres
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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Open Analytics
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
Check the figures for this property
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 - Four residences feature split-bedroom layouts, full kitchens, laundry areas, and dedicated off-street parking.
Where is this duplex located?
The property is located at 305 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 total residential units across 301 and 305 SW 16th Street; 12 total bedrooms with three‑bedroom, two‑bath layouts; 2530 square feet on 0.15 acres
