Updated Duplex with Separate
For Sale
$649,900
321 SE 1st Avenue, Pompano Beach, FL 33060
Residential Income, Pompano Beach, FL
Property Size1,766 SF
Price / SF$368.01
Days on Market587
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
Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3
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
Shingle, Composition
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: Sep 20
Last Checked: Sep 23 at 12:06AM
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 1,766-square-foot duplex, built in 1965, includes two separate residences with a two-bedroom, one-bath layout and a one-bedroom, one-bath layout. Each unit has a stackable washer and dryer, while separate electric meters support independent utility tracking. Property improvements include hurricane-impact windows and doors, a PVC sewer line, and an updated central air-conditioning system.
The building uses CBS construction with terrazzo flooring, central heating, central air, a composition and shingle roof, public water, and public sewer. It is zoned RD-1 and located in Pompano Beach near beaches and shopping. Cable service is available.
The building uses CBS construction with terrazzo flooring, central heating, central air, a composition and shingle roof, public water, and public sewer. It is zoned RD-1 and located in Pompano Beach near beaches and shopping. Cable service is available.
Key Highlights
- 1,766 SF duplex in Pompano Beach
- Two‑bedroom, one‑bath unit paired with a one‑bedroom, one‑bath unit
- Separate electric meters for each residence
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
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,789
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
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 - Two separately metered residences offer distinct layouts, laundry equipment, and updated building systems.
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: 1,766 SF duplex in Pompano Beach; Two‑bedroom, one‑bath unit paired with a one‑bedroom, one‑bath unit; Separate electric meters for each residence
