Updated Duplex with
For Sale
$899,000
451 SE 1st Avenue A-B, Pompano Beach, FL 33060
Two separately metered residences offer private outdoor areas, storage, laundry, and current rental occupancy.
Property Size2,826 SF
Price / SF$318.12
Days on Market8
Property Features for 451 SE 1st Avenue A-B
General Information
Standard status
Active
Size
2,826 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$15,438
Amenities
pool
fenced outdoor areas
washer and dryer
Building Details
Building Size
2,826 SF
Year Built
1965
Listing Agency:
Premier Listings
(561) 445-9592
Listed By:
Maria M Acosta · License #3129122
(561) 445-9592
Source:
Pamandtoni
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 28 at 7:12PM
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 Premier Listings
Investment Insights
Based on property information with market context.
This 2,826-square-foot duplex contains two distinct residences with a two-bedroom, two-bath unit and a three-bedroom, two-bath unit. Both have private backyards, washer and dryer connections, storage, separate electric meters, and access to a shared pool. Unit B also includes a large utility/laundry room and additional flexible space, while Unit A provides a private two-bedroom layout.
The property has received updates to its kitchens, bathrooms, windows, doors, appliances, paint, and tile flooring. A newer roof, fenced outdoor areas, and parking for multiple vehicles add to the physical improvements. Both units are currently rented. Built in 1965, the duplex is near Pompano Beach’s downtown area, beaches, I-95, shopping, dining, parks, and entertainment. No HOA approval is required.
The property has received updates to its kitchens, bathrooms, windows, doors, appliances, paint, and tile flooring. A newer roof, fenced outdoor areas, and parking for multiple vehicles add to the physical improvements. Both units are currently rented. Built in 1965, the duplex is near Pompano Beach’s downtown area, beaches, I-95, shopping, dining, parks, and entertainment. No HOA approval is required.
Key Highlights
- 2,826‑square‑foot duplex with two separate residences
- Unit mix includes 3 bedrooms, 2 baths and 2 bedrooms, 2 baths
- Both units are currently rented and have separate electric meters
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
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 separately metered residences offer private outdoor areas, storage, laundry, and current rental occupancy.
Where is this duplex located?
The property is located at 451 SE 1st Avenue A-B 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: 2,826‑square‑foot duplex with two separate residences; Unit mix includes 3 bedrooms, 2 baths and 2 bedrooms, 2 baths; Both units are currently rented and have separate electric meters
