Cash-Flowing Duplex with Shared
For Sale
Contact for pricing
451 SE 1st Avenue # B #A & B, Pompano Beach, FL 33060
Two updated rental units with private backyards, impact windows, newer roof, and separate electric meters.
Property Size2,826 SF
Price / SF$327.32
Days on Market108
Property Features for 451 SE 1st Avenue # B #A & B
General Information
Standard status
Active
Size
2,826 SF
Property subtype
Multifamily
Building Details
Year Built
1965
Listing Agency:
Premier Listings
(561) 445-9592
Listed By:
MARIA ACOSTA · License #3129122
Source:
Crexi
Added: Apr 23
Changed: Jul 10
Last Checked: Aug 7 at 5:13AM
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 cash-flowing duplex features two updated, well-maintained residences with private backyards and a shared fenced setting. Unit B is a 3-bedroom, 2-bath layout with a very large utility/laundry room and a flexible rear space that can support a family room, office, playroom, or game room. Unit A offers 2 bedrooms and 2 baths with its own comfortable layout. Both units have modernized kitchens and bathrooms, impact windows and doors, newer appliances, fresh interior and exterior paint, and no-carpet interiors with newer tile flooring. Each unit includes its own washer and dryer and generous storage, and both are supported by separate electric meters. A newer roof and the shared pool, with the landlord currently maintaining pool and landscaping, round out the property’s practical day-to-day features.
The property is positioned just minutes to the beach and is located near Pompano Beach’s downtown corridor. It also benefits from easy access to I-95 and major South Florida hubs, along with proximity to schools, parks, shopping, dining, and entertainment.
For tenants or buyers seeking a straightforward, income-producing duplex setup, this offering provides two currently rented units with separate metering and ample on-site parking for several vehicles. The fenced layout and private outdoor areas support resident privacy, while the lack of HOA approval requirements can simplify ownership and operations.
The property is positioned just minutes to the beach and is located near Pompano Beach’s downtown corridor. It also benefits from easy access to I-95 and major South Florida hubs, along with proximity to schools, parks, shopping, dining, and entertainment.
For tenants or buyers seeking a straightforward, income-producing duplex setup, this offering provides two currently rented units with separate metering and ample on-site parking for several vehicles. The fenced layout and private outdoor areas support resident privacy, while the lack of HOA approval requirements can simplify ownership and operations.
Key Highlights
- Cash‑flowing duplex with both units currently rented
- Two updated units with private backyards; shared fenced layout and separate electric meters
- Unit B: 3 bedrooms, 2 baths with a very large utility/laundry room plus flexible rear space
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
5.11%
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 5.11%
Second Best
Apartment 5plus
$620.2K
$542.7K – $723.5K
NOI $43,412 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$1.10M
$964.4K – $1.29M
NOI $77,150 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,948
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 updated rental units with private backyards, impact windows, newer roof, and separate electric meters.
Where is this duplex located?
The property is located at 451 SE 1st Avenue # B #A & B Pompano Beach, FL.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Cash‑flowing duplex with both units currently rented; Two updated units with private backyards; shared fenced layout and separate electric meters; Unit B: 3 bedrooms, 2 baths with a very large utility/laundry room plus flexible rear space
