Six-Bedroom
For Sale
$475,000
439 NW 18TH Avenue, Fort Lauderdale, FL 33311
Two-unit residential property with separate utilities, updated surfaces, enclosed porches, and a substantial rear yard.
Property Size1,786 SF
Price / SF$260.42
Days on Market74
Property Features for 439 NW 18TH Avenue
General Information
Standard status
Active
Size
1,786 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$5,893
Amenities
Large Backyard
New separate Water Heaters
newly paved spacious driveway
Separate Electric and Water Meters
Enclosed Porches
Building Details
Building Size
1,786 SF
Year Built
1961
Listing Agency:
Preferred Property Finder Inc.
(954) 600-5844
Listed By:
Sharon L Podwol · License #0680486
(954) 600-5844
Source:
Tylertuchow
Added: Jun 5
Changed: Aug 16
Last Checked: Aug 16 at 3:58PM
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 Preferred Property Finder Inc.
Investment Insights
Based on property information with market context.
This 1961 duplex contains six bedrooms and two bathrooms, with three bedrooms in each unit. Enclosed porches have been incorporated into the residence, bringing the total size to 1,824 SF. The property has freshly painted interiors, separate water heaters, and a new roof being installed. Each side is separately metered for electric and water, supporting distinct unit operations.
A spacious, newly paved driveway provides on-site parking, while the large backyard adds outdoor area behind the building. One unit is occupied by a renter and the other is vacant and available for touring. The property is located at 439-441 NW 18th Avenue in Fort Lauderdale, Florida 33311.
A spacious, newly paved driveway provides on-site parking, while the large backyard adds outdoor area behind the building. One unit is occupied by a renter and the other is vacant and available for touring. The property is located at 439-441 NW 18th Avenue in Fort Lauderdale, Florida 33311.
Key Highlights
- Two‑unit duplex with six bedrooms and two bathrooms
- Each unit includes three bedrooms
- 1,824 SF including enclosed porches incorporated into the residence
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
$30,406
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
6.40%
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%
$608,120
$608.1K
Cap Rate 7%
$434,371
$434.4K
Cap Rate 9%
$337,844
$337.8K
Market Conditions
NOI Build-Up for 1,824 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
$46.0K $25.20/SF
− Vacancy
−$2.5K −$1.39/SF
EGI
$43.4K $23.81/SF
− OpEx
−$13.0K −$7.14/SF
NOI
$30.4K $16.67/SF
Area
Fort Lauderdale, 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%
$608,120
Cap Rate 7%
$434,371
Cap Rate 9%
$337,844
Alternative Uses
Best Use
Multifamily LT 5
$434.4K
$380.1K – $506.8K
NOI $30,406 @ 7.0% cap · market cap 6.40%
Second Best
Apartment 5plus
$391.3K
$342.4K – $456.5K
NOI $27,390 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,801 @ 7.0% cap · market cap 18.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,052
Businesses Nearby
Explore this area
Business Placement
Demographics for 33311, FL
69,413
Population
27,330
Households
2.5
Avg Household Size
37
Median Age
18%
College-Educated
81%
High-School Grad
10.4 sq mi
ZIP Area
6,674
Density / Sq Mi
$51,918
Median Household Income
$32,717
Median Earnings
$1,385
Median Rent
$276,600
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-unit residential property with separate utilities, updated surfaces, enclosed porches, and a substantial rear yard.
Where is this duplex located?
The property is located at 439 NW 18TH Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Two‑unit duplex with six bedrooms and two bathrooms; Each unit includes three bedrooms; 1,824 SF including enclosed porches incorporated into the residence
