Duplex With
New
For Sale
$899,000
451 SE 1st Avenue, Pompano Beach, FL 33060
Residential Income, Pompano Beach, FL
Property Size2,826 SF
Lot Size0.17 Acres
Price / SF$318.12
Days on Market4
Property Features for 451 SE 1st Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-1
Bedrooms
5
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 2, Bathroom 4, Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 3, Bedroom 3, Bathroom 1
Window features
Storm Window(s)
Patio and Porch features
Patio
Pets allowed
Size Limit, Yes
Pool private
1
Exterior features
Barbecue, Garden
Fencing
Fenced
Subdivision
GARDEN ISLES SEC 2
Lot features
Landscaped
Elementary school
Cypress
Middle school
Pompano Beach
High school
Blanche Ely
Standard status
Active
APN
494201250180
Size
2,826 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
GARDEN ISLES SEC 2 49-6 B LOT 16 BLK 5
Tax Annual Amount
15438
Legal Description
GARDEN ISLES SEC 2 49-6 B LOT 16 BLK 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
pool
fenced outdoor areas
Building Details
Year built
1965
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic, Tile
Building materials
Brick, CBS, Stucco
Roof type
Tile
Listing Agency:
Premier Listings
(844) 521-7653
Listed By:
Maria M Acosta · License #3129122
(561) 445-9592
Added: Aug 20
Changed: Aug 23
Last Checked: Aug 23 at 6:06AM
MLS# B26067241
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 duplex contains two separately configured residences totaling 2826 square feet on a 0.17-acre lot. Unit A provides 2 bedrooms and 2 baths, while Unit B includes 3 bedrooms, 2 baths, a utility and laundry room, and additional flexible space. Both units are currently rented and feature updated kitchens and bathrooms, impact windows and doors, newer appliances, fresh interior and exterior paint, tile flooring, private outdoor areas, washers and dryers, and separate electric meters. The property also includes a pool, fenced outdoor areas, storage, and parking for multiple vehicles.
Built in 1965, the property is zoned RD-1 and uses public water and public sewer. It is near Pompano Beach, downtown Pompano Beach, I-95, shopping, dining, parks, and entertainment. No HOA approval is required.
Built in 1965, the property is zoned RD-1 and uses public water and public sewer. It is near Pompano Beach, downtown Pompano Beach, I-95, shopping, dining, parks, and entertainment. No HOA approval is required.
Key Highlights
- Two‑unit property with 2826 square feet of building area
- Unit mix includes 3 bedrooms and 2 baths plus 2 bedrooms and 2 baths
- Both residences are currently rented
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
$47,258
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
5.26%
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%
$945,160
$945.2K
Cap Rate 7%
$675,114
$675.1K
Cap Rate 9%
$525,089
$525.1K
Market Conditions
NOI Build-Up for 2,826 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
$71.2K $25.20/SF
− Vacancy
−$3.7K −$1.31/SF
EGI
$67.5K $23.89/SF
− OpEx
−$20.3K −$7.17/SF
NOI
$47.3K $16.72/SF
Area
Pompano Beach, FL
Vacancy
5.20%
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%
$945,160
Cap Rate 7%
$675,114
Cap Rate 9%
$525,089
Alternative Uses
Best Use
Multifamily LT 5
$675.1K
$590.7K – $787.6K
NOI $47,258 @ 7.0% cap · market cap 5.26%
Second Best
Apartment 5plus
$620.2K
$542.7K – $723.5K
NOI $43,412 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.10M
$964.4K – $1.29M
NOI $77,150 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,458
Businesses Nearby
Explore this area
Business Placement
Demographics for 33060, FL
35,793
Population
15,653
Households
2.3
Avg Household Size
39
Median Age
25%
College-Educated
82%
High-School Grad
7.0 sq mi
ZIP Area
5,113
Density / Sq Mi
$59,757
Median Household Income
$34,275
Median Earnings
$1,406
Median Rent
$354,100
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 leased residences offer separate outdoor areas, electric meters, laundry, parking, and updated kitchens and baths.
Where is this duplex located?
The property is located at 451 SE 1st Avenue Pompano Beach, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two‑unit property with 2826 square feet of building area; Unit mix includes 3 bedrooms and 2 baths plus 2 bedrooms and 2 baths; Both residences are currently rented
