6-Unit Duplex
For Sale
$2,990,000
3450-3470 NW 17th Ter, Oakland Park, FL 33309
Residential Income, Oakland Park, FL
Property Size11,652 SF
Price / SF$256.61
Days on Market134
Property Features for 3450-3470 NW 17th Ter
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-25
Bedrooms
4
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 3, Bedroom 3, Bathroom 1, Bedroom 4
Parking
12
Patio and Porch features
Deck
Exterior features
Balcony, Deck
Subdivision
SEACREST ISLES 1 ADD
Standard status
Active
APN
494221230115
Size
11,652 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
SEACREST ISLES 1 ADD 77-40 B ELY 36.73 LOT 12
Tax Annual Amount
10649
Legal Description
SEACREST ISLES 1 ADD 77-40 B ELY 36.73 LOT 12
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Water front
1
Building Details
Year built
2007
Floors in Building
2
Building materials
Block
Roof type
Barrel
Listing Agency:
United Realty Group Inc
(954) 450-2000
Listed By:
Alain Arwas · License #3209269
(954) 673-6415
Added: Apr 30
Changed: Sep 4
Last Checked: Sep 10 at 5:06AM
MLS# A12001593
Copyright © 2026 Miami REALTORS®. 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 offering combines six adjacent duplex residences at 3450-3470 NW 17th Ter in Oakland Park. Built in 2007, each home contains 1,947 square feet of living area, a garage, four bedrooms, and 2.5 bathrooms. The properties are constructed with block and include high-impact glass windows, 9-foot ceilings, a staircase skylight, granite kitchen countertops, and a primary suite with a Roman tub. Balconies, patios, barrel roofs, central air, and electric heating are also featured.
Each residence has separate electric and water meters and its own folio number. The package is positioned on a cul-de-sac near parks, with public water and public sewer service. Cable is available, and the homes include water views. The six properties are offered together as one portfolio.
Each residence has separate electric and water meters and its own folio number. The package is positioned on a cul-de-sac near parks, with public water and public sewer service. Cable is available, and the homes include water views. The six properties are offered together as one portfolio.
Key Highlights
- Six side‑by‑side duplex residences offered as one package
- Each home contains 1,947 square feet with 4 bedrooms and 2.5 bathrooms
- Built in 2007; block construction with high‑impact glass windows
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
$194,237
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
6.50%
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%
$3,884,740
$3.9M
Cap Rate 7%
$2,774,814
$2.8M
Cap Rate 9%
$2,158,189
$2.2M
Market Conditions
NOI Build-Up for 11,652 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
$293.6K $25.20/SF
− Vacancy
−$16.1K −$1.39/SF
EGI
$277.5K $23.81/SF
− OpEx
−$83.2K −$7.14/SF
NOI
$194.2K $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%
$3,884,740
Cap Rate 7%
$2,774,814
Cap Rate 9%
$2,158,189
Alternative Uses
Best Use
Multifamily LT 5
$2.77M
$2.43M – $3.24M
NOI $194,237 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$2.56M
$2.24M – $2.99M
NOI $179,200 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$5.91M
$5.17M – $6.90M
NOI $413,809 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,360
Businesses Nearby
Explore this area
Business Placement
Demographics for 33309, FL
37,642
Population
14,783
Households
2.5
Avg Household Size
39
Median Age
23%
College-Educated
85%
High-School Grad
9.7 sq mi
ZIP Area
3,881
Density / Sq Mi
$73,496
Median Household Income
$35,850
Median Earnings
$1,829
Median Rent
$309,100
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 - Six side-by-side residences offer separately metered utilities, garages, balconies, patios, and no HOA fees.
Where is this duplex located?
The property is located at 3450-3470 NW 17th Ter Oakland Park, FL.
What is the asking price?
The asking price for this property is $2,990,000.
What are key features of this property?
This property features: Six side‑by‑side duplex residences offered as one package; Each home contains 1,947 square feet with 4 bedrooms and 2.5 bathrooms; Built in 2007; block construction with high‑impact glass windows
