Duplex with Back
For Sale
Contact for pricing
3467 NE 13th Avenue #A+b, Oakland Park, FL 33334
Duplex on a quiet, tree-lined avenue offering two one-bedroom residences, shared laundry, and private back patios.
Property Size1,200 SF
Price / SF$437.50
Days on Market87
Property Features for 3467 NE 13th Avenue #A+b
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Multifamily
Zoning
IN
Building Details
Year Built
1960
Units
2
Listing Agency:
LoKation
(954) 336-7007
Listed By:
Henrik Hesselman · License #3017889
Source:
Crexi
Added: May 28
Changed: Aug 14
Last Checked: Aug 20 at 9:22PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LoKation
Investment Insights
Based on property information with market context.
This property is currently configured as a duplex, with two one-bedroom, one-bath units. Each unit includes a kitchen and family room and opens to a back patio. The building also provides shared laundry facilities. The duplex is in need of interior renovation, giving an owner the opportunity to update finishes and layouts. Exterior improvements include a new roof installed in 2021, and all doors and windows replaced in 2021 with hurricane impact glass, completed with permits.
The site is located in the heart of Oakland Park, positioned behind Funky Buda and near Downtown Oakland Park while set on a quiet, tree-lined avenue. The surrounding area offers walkable access to nearby restaurants, venues, and shops.
For buyers, this property can fit investors or owner-occupants seeking a duplex with clear unit separation and outdoor patio space. The lot also may offer redevelopment options, including townhomes or a single-family home, subject to applicable approvals. The combination of recent exterior work and interior renovation needs supports a range of value-add approaches.
The site is located in the heart of Oakland Park, positioned behind Funky Buda and near Downtown Oakland Park while set on a quiet, tree-lined avenue. The surrounding area offers walkable access to nearby restaurants, venues, and shops.
For buyers, this property can fit investors or owner-occupants seeking a duplex with clear unit separation and outdoor patio space. The lot also may offer redevelopment options, including townhomes or a single-family home, subject to applicable approvals. The combination of recent exterior work and interior renovation needs supports a range of value-add approaches.
Key Highlights
- Duplex built in 1960 with two 1‑bedroom, 1‑bath units, each with a kitchen and family room.
- New 2021 roof plus 2021 replacement doors and windows with hurricane impact glass, completed with permits.
- Each unit includes a private back patio.
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
$20,004
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
3.81%
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%
$400,080
$400.1K
Cap Rate 7%
$285,771
$285.8K
Cap Rate 9%
$222,267
$222.3K
Market Conditions
NOI Build-Up for 1,200 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
$30.2K $25.20/SF
− Vacancy
−$1.7K −$1.39/SF
EGI
$28.6K $23.81/SF
− OpEx
−$8.6K −$7.14/SF
NOI
$20.0K $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%
$400,080
Cap Rate 7%
$285,771
Cap Rate 9%
$222,267
Alternative Uses
Best Use
Multifamily LT 5
$285.8K
$250.1K – $333.4K
NOI $20,004 @ 7.0% cap · market cap 3.81%
Second Best
Apartment 5plus
$263.6K
$230.7K – $307.6K
NOI $18,455 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$608.8K
$532.7K – $710.3K
NOI $42,617 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 on a quiet, tree-lined avenue offering two one-bedroom residences, shared laundry, and private back patios.
Where is this duplex located?
The property is located at 3467 NE 13th Avenue #A+b 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: Duplex built in 1960 with two 1‑bedroom, 1‑bath units, each with a kitchen and family room.; New 2021 roof plus 2021 replacement doors and windows with hurricane impact glass, completed with permits.; Each unit includes a private back patio.
