Duplex With Renovated
For Sale
$899,000
312 Seminole Ave, Fort Lauderdale, FL 33312
Two independent residences offer private entrances, separate outdoor areas, and flexible owner-occupant or income-producing use.
Property Size1,611 SF
Price / SF$558.04
Days on Market81
Property Features for 312 Seminole Ave
General Information
Standard status
Active
Size
1,611 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$12,997
Building Details
Buildings
2
Listing Agency:
Coldwell Banker Realty
(954) 463-1373
Listed By:
Timothy J Singer · License #B26041396
(954) 463-1373
Source:
Exprealty
Added: May 28
Changed: Aug 15
Last Checked: Aug 16 at 11:43AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This duplex at 312 Seminole Ave includes a front residence with three bedrooms, two bathrooms, and a fenced patio, plus a separately positioned rear cottage with two bedrooms and one bathroom. The cottage has been fully renovated and includes a private entrance, dedicated laundry room, and fenced yard. Private parking and distinct exterior areas support independent use of each residence, while the property measures 1,611 square feet overall.
The property is in Sailboat Bend, near Las Olas, Downtown, Riverwalk, Brightline, the Broward Center for the Performing Arts, restaurants, coffee shops, nightlife, Fort Lauderdale Beach, and major roadways. The separate living spaces can accommodate owner occupancy alongside guest, extended-living, workspace, seasonal, or income-producing arrangements, subject to regulations and approvals.
The property is in Sailboat Bend, near Las Olas, Downtown, Riverwalk, Brightline, the Broward Center for the Performing Arts, restaurants, coffee shops, nightlife, Fort Lauderdale Beach, and major roadways. The separate living spaces can accommodate owner occupancy alongside guest, extended-living, workspace, seasonal, or income-producing arrangements, subject to regulations and approvals.
Key Highlights
- Front residence includes 3 bedrooms, 2 bathrooms, and a fenced patio
- Fully renovated rear cottage with 2 bedrooms and 1 bathroom
- Rear residence has a private entrance and dedicated laundry room
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
$26,855
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
2.99%
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%
$537,100
$537.1K
Cap Rate 7%
$383,643
$383.6K
Cap Rate 9%
$298,389
$298.4K
Market Conditions
NOI Build-Up for 1,611 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
$40.6K $25.20/SF
− Vacancy
−$2.2K −$1.39/SF
EGI
$38.4K $23.81/SF
− OpEx
−$11.5K −$7.14/SF
NOI
$26.9K $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%
$537,100
Cap Rate 7%
$383,643
Cap Rate 9%
$298,389
Alternative Uses
Best Use
Multifamily LT 5
$383.6K
$335.7K – $447.6K
NOI $26,855 @ 7.0% cap · market cap 2.99%
Second Best
Apartment 5plus
$345.6K
$302.4K – $403.2K
NOI $24,191 @ 7.0% cap · market cap 2.69%
Theoretical Best
Office A
$1.08M
$947.3K – $1.26M
NOI $75,781 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,104
Businesses Nearby
Explore this area
Business Placement
Demographics for 33312, FL
51,570
Population
21,332
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
86%
High-School Grad
11.1 sq mi
ZIP Area
4,646
Density / Sq Mi
$77,644
Median Household Income
$39,333
Median Earnings
$1,566
Median Rent
$397,800
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 - Two independent residences offer private entrances, separate outdoor areas, and flexible owner-occupant or income-producing use.
Where is this duplex located?
The property is located at 312 Seminole Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Front residence includes 3 bedrooms, 2 bathrooms, and a fenced patio; Fully renovated rear cottage with 2 bedrooms and 1 bathroom; Rear residence has a private entrance and dedicated laundry room
