Duplex with Two 2BR/1BA
For Sale
$735,000
3431 NE 13th Avenue, Oakland Park, FL 33334
MULTI_FAMILY - Oakland Park, FL
Property Size1,478 SF
Lot Size0.11 Acres
Price / SF$497.29
Days on Market174
Property Features for 3431 NE 13th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RM-16
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3
Pets allowed
No
Subdivision
South Corals
Elementary school
Oakland Park
Middle school
James S. Rickards
High school
Northeast
Standard status
Active
APN
494223030470
Size
1,478 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
OAKLAND PARK 2-38 B LOT 14,15 BLK 4
Tax Annual Amount
10536
Legal Description
OAKLAND PARK 2-38 B LOT 14,15 BLK 4
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1956
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Block
Roof type
Shingle, Composition
Listing Agency:
EXP Realty
(443) 340-2200
Listed By:
Kacie Marie Anderson · License #3551541
(443) 340-2200
Added: Mar 9
Changed: Aug 3
Last Checked: Aug 29 at 11:06PM
MLS# F10556807
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.
Duplex property featuring two 2-bedroom, 1-bath units with separate electric and water meters. Unit A (3431 South) is an approx. 800 SF 2BR/1BA unit with updated appliances (about 2 years old). Unit B (3441 North) is an approx. 700 SF 2BR/1BA unit with a fully fenced backyard. Both units are tenant occupied. The property is constructed of block and includes central electric heating and central air conditioning, along with vinyl and tile flooring. The roof is composition/shingle, and the building was built in 1956.
The site totals 0.11 acres and the property size is 1,478 square feet. There are 6 large parking spaces with pavers, supporting convenient on-site access.
Zoned RM-16, this duplex is located at 3431 NE 13th Avenue in Oakland Park, FL 33334, in Broward County. Public water and public sewer are provided, with cable available.
The site totals 0.11 acres and the property size is 1,478 square feet. There are 6 large parking spaces with pavers, supporting convenient on-site access.
Zoned RM-16, this duplex is located at 3431 NE 13th Avenue in Oakland Park, FL 33334, in Broward County. Public water and public sewer are provided, with cable available.
Key Highlights
- Two tenant‑occupied 2BR/1BA units with separate electric and water meters
- Unit A: approx. 800 SF with updated appliances (about 2 years old)
- Unit B: approx. 700 SF with fully fenced backyard
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
$24,638
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
3.35%
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%
$492,760
$492.8K
Cap Rate 7%
$351,971
$352.0K
Cap Rate 9%
$273,756
$273.8K
Market Conditions
NOI Build-Up for 1,478 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
$37.2K $25.20/SF
− Vacancy
−$2.0K −$1.39/SF
EGI
$35.2K $23.81/SF
− OpEx
−$10.6K −$7.14/SF
NOI
$24.6K $16.67/SF
Area
Broward County, 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%
$492,760
Cap Rate 7%
$351,971
Cap Rate 9%
$273,756
Alternative Uses
Best Use
Multifamily LT 5
$352.0K
$308.0K – $410.6K
NOI $24,638 @ 7.0% cap · market cap 3.35%
Second Best
Apartment 5plus
$324.7K
$284.1K – $378.9K
NOI $22,731 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$749.9K
$656.1K – $874.8K
NOI $52,490 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,332
Businesses Nearby
Explore this area
Business Placement
Demographics for 33334, FL
30,138
Population
14,314
Households
2.1
Avg Household Size
44
Median Age
33%
College-Educated
88%
High-School Grad
4.8 sq mi
ZIP Area
6,279
Density / Sq Mi
$69,512
Median Household Income
$36,895
Median Earnings
$1,615
Median Rent
$430,500
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 - Duplex zoned RM-16 with two tenant-occupied units and separate electric and water meters for easier management.
Where is this duplex located?
The property is located at 3431 NE 13th Avenue Oakland Park, FL.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: Two tenant‑occupied 2BR/1BA units with separate electric and water meters; Unit A: approx. 800 SF with updated appliances (about 2 years old); Unit B: approx. 700 SF with fully fenced backyard
