Duplex with Renovated
For Sale
$549,000
4951 SW 26th Avenue, Dania Beach, FL 33312
Residential Income, Dania Beach, FL
Property Size1,255 SF
Lot Size0.14 Acres
Price / SF$437.45
Days on Market106
Property Features for 4951 SW 26th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-8000
Bedrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Patio and Porch features
Patio
Pets allowed
No, Yes
Exterior features
Garden
Subdivision
REED LAND CO
Elementary school
Mary M. Bethune (Broward)
Middle school
Attucks
High school
Hollywood Hills
Standard status
Active
APN
504232020270
Size
1,255 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
REED LAND CO SUB 2-32 D 32-50-42 TR 9 & 10,W 90 OF E 240 OF S 120 OF N 888 LESS E 25 & N 25 FOR RD BLK 1 LOT 1 BLK 3 SP
Tax Annual Amount
7134
Legal Description
REED LAND CO SUB 2-32 D 32-50-42 TR 9 & 10,W 90 OF E 240 OF S 120 OF N 888 LESS E 25 & N 25 FOR RD BLK 1 LOT 1 BLK 3 SP
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1968
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Concrete Block - With Stucco
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
United Realty Group Inc.
(954) 450-2000
Listed By:
Tracy Weic LLC · License #3499453
(305) 450-1280
Added: Jun 18
Changed: Sep 17
Last Checked: Oct 1 at 1:06PM
MLS# B26042624
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 two-unit residential property contains 1,255 square feet on a 0.14-acre lot. Built in 1968, the duplex features concrete-block construction with stucco, shingle roofing, tile flooring, wall or window cooling, and a patio. One unit has been renovated, while the other requires renovation and offers a separate improvement project. The property also includes garden features and cable availability.
The duplex is directly next to Lennar’s Whispering Oaks community in Dania Beach, with additional residential development surrounding the site. The beach, Fort Lauderdale Airport, houses of worship, major highways, shopping, and dining are all described as minutes away. Public water and public sewer serve the property.
The duplex is directly next to Lennar’s Whispering Oaks community in Dania Beach, with additional residential development surrounding the site. The beach, Fort Lauderdale Airport, houses of worship, major highways, shopping, and dining are all described as minutes away. Public water and public sewer serve the property.
Key Highlights
- Two‑unit property with 1,255 square feet on a 0.14‑acre lot
- One unit renovated; second unit requires renovation
- RD‑8000 zoning
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
$20,921
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
3.81%
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%
$418,420
$418.4K
Cap Rate 7%
$298,871
$298.9K
Cap Rate 9%
$232,456
$232.5K
Market Conditions
NOI Build-Up for 1,255 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
$31.6K $25.20/SF
− Vacancy
−$1.7K −$1.39/SF
EGI
$29.9K $23.81/SF
− OpEx
−$9.0K −$7.14/SF
NOI
$20.9K $16.67/SF
Area
Broward County, 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%
$418,420
Cap Rate 7%
$298,871
Cap Rate 9%
$232,456
Alternative Uses
Best Use
Multifamily LT 5
$298.9K
$261.5K – $348.7K
NOI $20,921 @ 7.0% cap · market cap 3.81%
Second Best
Apartment 5plus
$275.7K
$241.3K – $321.7K
NOI $19,301 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$636.7K
$557.1K – $742.8K
NOI $44,570 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
838
Businesses Nearby
Explore this area
Business Placement
Demographics for 33312, FL
51,570
Population
21,332
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
86%
High-School Grad
11.1 sq mi
ZIP Area
4,646
Density / Sq Mi
$77,644
Median Household Income
$39,333
Median Earnings
$1,566
Median Rent
$397,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Concrete-block duplex with tile floors, public utilities, patio space, and RD-8000 zoning.
Where is this duplex located?
The property is located at 4951 SW 26th Avenue Dania Beach, FL.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Two‑unit property with 1,255 square feet on a 0.14‑acre lot; One unit renovated; second unit requires renovation; RD‑8000 zoning
