Duplex With Impact
For Sale
$525,000
3467 NE 13th Avenue, Oakland Park, FL 33334
Residential Income, Oakland Park, FL
Property Size1,100 SF
Lot Size0.16 Acres
Price / SF$477.27
Days on Market94
Property Features for 3467 NE 13th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
IN
Bedrooms
2
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bathroom 1, Bedroom 2
Window features
Storm Window(s)
Patio and Porch features
Patio
Pets allowed
Yes, No
Subdivision
OAKLAND PARK
Lot features
Many Trees, Room for Pool
Elementary school
Oakland Park
Middle school
James S. Rickards
High school
Northeast
Standard status
Active
APN
494223030730
Size
1,100 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
OAKLAND PARK 2-38 B LOT 15 & S 6 OF LOT 14, BLK 7 TOG WITH N1/2 OF THAT VAC'D 15' ALLEY, AS DESC IN OR 19703/783, LYING S OF & ADJ THERETO
Tax Annual Amount
10841
Legal Description
OAKLAND PARK 2-38 B LOT 15 & S 6 OF LOT 14, BLK 7 TOG WITH N1/2 OF THAT VAC'D 15' ALLEY, AS DESC IN OR 19703/783, LYING S OF & ADJ THERETO
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Window Unit(s), Electric, Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Roof type
Flat, Tile
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Henrik Hesselman · License #3017889
(954) 336-7007
Added: May 28
Changed: Aug 29
Last Checked: Aug 29 at 7:06PM
MLS# B26033874
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 1,100-square-foot duplex, built in 1960, contains two one-bedroom, one-bath residences, each with a kitchen, family room, private rear patio, and individual laundry facilities. Interior renovation is needed. The property has a 2021 roof, and its doors and windows were replaced the same year with permitted hurricane-impact glass. Tile and flat roofing are present, with electric heating and cooling equipment serving the building.
Set on a 0.16-acre lot at 3467 NE 13th Avenue in Oakland Park, the property is near restaurants, shops, and entertainment venues in the Downtown Oakland Park area. Public water and sewer serve the site. The lot is also identified as suitable for townhome development or a single-family residence, subject to applicable approvals.
Set on a 0.16-acre lot at 3467 NE 13th Avenue in Oakland Park, the property is near restaurants, shops, and entertainment venues in the Downtown Oakland Park area. Public water and sewer serve the site. The lot is also identified as suitable for townhome development or a single-family residence, subject to applicable approvals.
Key Highlights
- Two‑unit duplex with one‑bedroom, one‑bath layouts
- 1,100 square feet on a 0.16‑acre lot
- 2021 roof replacement
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
$18,337
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
3.49%
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%
$366,740
$366.7K
Cap Rate 7%
$261,957
$262.0K
Cap Rate 9%
$203,744
$203.7K
Market Conditions
NOI Build-Up for 1,100 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
$27.7K $25.20/SF
− Vacancy
−$1.5K −$1.39/SF
EGI
$26.2K $23.81/SF
− OpEx
−$7.9K −$7.14/SF
NOI
$18.3K $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%
$366,740
Cap Rate 7%
$261,957
Cap Rate 9%
$203,744
Alternative Uses
Best Use
Multifamily LT 5
$262.0K
$229.2K – $305.6K
NOI $18,337 @ 7.0% cap · market cap 3.49%
Second Best
Apartment 5plus
$241.7K
$211.5K – $282.0K
NOI $16,917 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$558.1K
$488.3K – $651.1K
NOI $39,065 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
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 - Two one-bedroom units offer separate kitchens, family rooms, patios, and laundry facilities in a walkable Oakland Park setting.
Where is this duplex located?
The property is located at 3467 NE 13th Avenue Oakland Park, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two‑unit duplex with one‑bedroom, one‑bath layouts; 1,100 square feet on a 0.16‑acre lot; 2021 roof replacement
