Updated Two-Unit
For Sale
$649,900
321 SE 1st Avenue, Pompano Beach, FL 33060
MULTI_FAMILY - Pompano Beach, FL
Property Size1,766 SF
Price / SF$368.01
Days on Market541
Property Features for 321 SE 1st Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-1
Bedrooms
3
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2, Bathroom 1
Window features
Blinds
Subdivision
Garden Isles Sec 2 49-6 B
Standard status
Active
APN
494201250050
Size
1,766 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
GARDEN ISLES SEC 2 49-6 B LOT 3 & E 8 FT STRIP OF VACATED ALLEY LYING W OF LOT 3 BLK 5
Tax Annual Amount
8561
Legal Description
GARDEN ISLES SEC 2 49-6 B LOT 3 & E 8 FT STRIP OF VACATED ALLEY LYING W OF LOT 3 BLK 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
stackable washers and dryers
Building Details
Year built
1965
Floors in Building
1
Number of units
2
Flooring type
Terrazzo
Building materials
CBS
Roof type
Composition, Shingle
Listing Agency:
Fidelity Real Estate Group LLC
(954) 345-9144
Listed By:
Carlos A Montoya · License #0623048
(954) 234-7653
Added: Feb 13, 2025
Changed: Aug 5
Last Checked: Aug 8 at 12:06PM
MLS# F10486213
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 updated two-unit duplex offers two distinct floorplans and practical income-property features. The first unit includes a 2-bedroom, 1-bath layout, and the second unit includes a 1-bedroom, 1-bath layout. Both units are equipped with stackable washers and dryers and have separate electric meters. The property includes hurricane impact windows and doors, a new PVC sewer line, and an updated central A/C system.
The duplex is approximately 1,766 square feet and was built in 1965. Construction materials include CBS, and interior flooring includes terrazzo. Heating is central, cooling is central air, and the roof is shingle/composition. Public water and public sewer services are available, and cable service is available as well.
Zoned RD-1, the property is located at 321 SE 1st Avenue in Pompano Beach, Florida.
The duplex is approximately 1,766 square feet and was built in 1965. Construction materials include CBS, and interior flooring includes terrazzo. Heating is central, cooling is central air, and the roof is shingle/composition. Public water and public sewer services are available, and cable service is available as well.
Zoned RD-1, the property is located at 321 SE 1st Avenue in Pompano Beach, Florida.
Key Highlights
- Two‑unit duplex with separate electric meters for each unit
- Hurricane impact windows and doors plus updated central A/C system
- New PVC sewer line
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
$29,532
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
4.54%
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%
$590,640
$590.6K
Cap Rate 7%
$421,886
$421.9K
Cap Rate 9%
$328,133
$328.1K
Market Conditions
NOI Build-Up for 1,766 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
$44.5K $25.20/SF
− Vacancy
−$2.3K −$1.31/SF
EGI
$42.2K $23.89/SF
− OpEx
−$12.7K −$7.17/SF
NOI
$29.5K $16.72/SF
Area
Pompano Beach, FL
Vacancy
5.20%
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%
$590,640
Cap Rate 7%
$421,886
Cap Rate 9%
$328,133
Alternative Uses
Best Use
Multifamily LT 5
$421.9K
$369.2K – $492.2K
NOI $29,532 @ 7.0% cap · market cap 4.54%
Second Best
Apartment 5plus
$387.5K
$339.1K – $452.1K
NOI $27,128 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$688.7K
$602.7K – $803.5K
NOI $48,212 @ 7.0% cap · market cap 7.42%
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
1,827
Businesses Nearby
Explore this area
Business Placement
Demographics for 33060, FL
35,793
Population
15,653
Households
2.3
Avg Household Size
39
Median Age
25%
College-Educated
82%
High-School Grad
7.0 sq mi
ZIP Area
5,113
Density / Sq Mi
$59,757
Median Household Income
$34,275
Median Earnings
$1,406
Median Rent
$354,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex in RD-1 zoning with hurricane impact protection, central A/C, separate electric meters, and stackable washer-dryer sets.
Where is this duplex located?
The property is located at 321 SE 1st Avenue Pompano Beach, FL.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two‑unit duplex with separate electric meters for each unit; Hurricane impact windows and doors plus updated central A/C system; New PVC sewer line
