Duplex with
For Sale
$659,000
413 Southwest 2nd Avenue, Dania Beach, FL 33004
Two residential units feature separate kitchens and classic wraparound windows.
Property Size1,529 SF
Price / SF$431
Days on Market275
Property Features for 413 Southwest 2nd Avenue
General Information
Standard status
Active
Size
1,529 SF
Property subtype
Multi-Family Income / Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,240
Building Details
Year Built
1956
Listing Agency:
Net Miami Realty Corp
(954) 325-6783
Listed By:
Adriana Castillo Higgins · License #3397723
(954) 325-6783
Source:
Compass
Added: Nov 29, 2025
Changed: Aug 30
Last Checked: Aug 30 at 9:12PM
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 Net Miami Realty Corp
Investment Insights
Based on property information with market context.
This 1,529-square-foot duplex, built in 1956, includes a 2/1 unit, a 1/1 unit, and a garage. Classic wraparound windows and separate kitchens add to the property’s established residential layout. The property has supported rental use and is currently offered with month-to-month occupancy terms.
The property is in Dania Heights, directly across from a residence identified in the source information as one of Dania Beach’s notable homes. It is one block west of US1 and near I-95, I-595, Port Everglades, the airport, and the train. Beaches, the pier, and the marina are approximately 90 seconds away by car, while major transportation is described as walkable.
The property is in Dania Heights, directly across from a residence identified in the source information as one of Dania Beach’s notable homes. It is one block west of US1 and near I-95, I-595, Port Everglades, the airport, and the train. Beaches, the pier, and the marina are approximately 90 seconds away by car, while major transportation is described as walkable.
Key Highlights
- Duplex configuration with 2/1 and 1/1 units
- 1,529 SF property built in 1956
- Garage included with the duplex
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
$25,488
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
3.87%
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%
$509,760
$509.8K
Cap Rate 7%
$364,114
$364.1K
Cap Rate 9%
$283,200
$283.2K
Market Conditions
NOI Build-Up for 1,529 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
$38.5K $25.20/SF
− Vacancy
−$2.1K −$1.39/SF
EGI
$36.4K $23.81/SF
− OpEx
−$10.9K −$7.14/SF
NOI
$25.5K $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%
$509,760
Cap Rate 7%
$364,114
Cap Rate 9%
$283,200
Alternative Uses
Best Use
Multifamily LT 5
$364.1K
$318.6K – $424.8K
NOI $25,488 @ 7.0% cap · market cap 3.87%
Second Best
Apartment 5plus
$335.9K
$293.9K – $391.9K
NOI $23,515 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$775.7K
$678.8K – $905.0K
NOI $54,301 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,375
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
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 residential units feature separate kitchens and classic wraparound windows.
Where is this duplex located?
The property is located at 413 Southwest 2nd Avenue Dania Beach, FL.
What is the asking price?
The asking price for this property is $659,000.
What are key features of this property?
This property features: Duplex configuration with 2/1 and 1/1 units; 1,529 SF property built in 1956; Garage included with the duplex
