Waterfront Duplex with Private
For Sale
Contact for pricing
491 SE 19th Avenue, Pompano Beach, FL 33060
Fully reimagined duplex with two independent units, direct canal access, and a private dock for up to a 40-foot boat.
Property Size2,754 SF
Price / SF$580.97
Days on Market116
Property Features for 491 SE 19th Avenue
General Information
Standard status
Active
Size
2,754 SF
Property subtype
Multifamily
Zoning
RD-1
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Building Details
Year Built
1966
Units
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
Listed By:
Rona Namer · License #3047031
Source:
Crexi
Added: May 16
Changed: Sep 2
Last Checked: Sep 8 at 4:54AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This fully reimagined waterfront duplex offers two independent units with private entrances and separate utilities. The property includes a 2/2 and a 3/3, each with bright, open floor plans featuring gourmet kitchens with quartz countertops and stainless steel appliances, remodeled bathrooms, porcelain flooring, smooth walls, and sleek contemporary finishes. Major systems have been replaced throughout, including a new roof, updated electrical and plumbing, central HVAC with new ductwork, and impact windows and doors.
Outside, the duplex is set up for waterfront enjoyment with direct canal access and a private dock accommodating up to a 40-foot boat. Exterior updates include updated landscaping, a driveway and walkways, exterior lighting, fencing, and travertine accents.
Additional highlights include separate meters, individual HVAC systems for each unit, and upgraded safety features. The property is positioned just west of US1 in East Pompano Beach, approximately one mile from the beach.
Outside, the duplex is set up for waterfront enjoyment with direct canal access and a private dock accommodating up to a 40-foot boat. Exterior updates include updated landscaping, a driveway and walkways, exterior lighting, fencing, and travertine accents.
Additional highlights include separate meters, individual HVAC systems for each unit, and upgraded safety features. The property is positioned just west of US1 in East Pompano Beach, approximately one mile from the beach.
Key Highlights
- Waterfront duplex with direct canal access and a private dock that accommodates up to a 40‑foot boat.
- Two fully independent units: one 2/2 and one 3/3 with private entrances and separate meters.
- Completely updated interior with quartz countertops, stainless steel appliances, remodeled bathrooms, and porcelain flooring.
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
$46,054
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
2.88%
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%
$921,080
$921.1K
Cap Rate 7%
$657,914
$657.9K
Cap Rate 9%
$511,711
$511.7K
Market Conditions
NOI Build-Up for 2,754 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
$69.4K $25.20/SF
− Vacancy
−$3.6K −$1.31/SF
EGI
$65.8K $23.89/SF
− OpEx
−$19.7K −$7.17/SF
NOI
$46.1K $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%
$921,080
Cap Rate 7%
$657,914
Cap Rate 9%
$511,711
Alternative Uses
Best Use
Multifamily LT 5
$657.9K
$575.7K – $767.6K
NOI $46,054 @ 7.0% cap · market cap 2.88%
Second Best
Apartment 5plus
$604.4K
$528.8K – $705.1K
NOI $42,306 @ 7.0% cap · market cap 2.64%
Theoretical Best
Office A
$1.07M
$939.8K – $1.25M
NOI $75,184 @ 7.0% cap · market cap 4.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
2,130
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 - Fully reimagined duplex with two independent units, direct canal access, and a private dock for up to a 40-foot boat.
Where is this duplex located?
The property is located at 491 SE 19th Avenue Pompano Beach, FL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Waterfront duplex with direct canal access and a private dock that accommodates up to a 40‑foot boat.; Two fully independent units: one 2/2 and one 3/3 with private entrances and separate meters.; Completely updated interior with quartz countertops, stainless steel appliances, remodeled bathrooms, and porcelain flooring.
