New Construction ICF
New
For Sale
$2,085,000
507-509 SW 11th Street, Fort Lauderdale, FL 33315
Two townhomes feature resilient construction, contemporary finishes, private patios, and no HOA restrictions.
Property Size4,530 SF
Days on Market3
Property Features for 507-509 SW 11th Street
General Information
Standard status
Active
Size
4,530 SF
Property subtype
Duplex
Units
Unit Mix
2 x 4 Bed/3.5 Bath
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,525
Amenities
patio
second-floor laundry
Building Details
Building Size
4,530 SF
Year Built
2026
Buildings
2
Construction
ICF
Listing Agency:
Flagler Duval
Listed By:
George H Coloney · License #0696185
(954) 724-3972
Source:
Tylertuchow
Added: Sep 8
Changed: Sep 10
Last Checked: Sep 10 at 2:54PM
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 Flagler Duval
Investment Insights
Based on property information with market context.
Completed in May 2026, this duplex comprises two newly constructed townhomes, each with 4 bedrooms and 3.5 bathrooms. ICF construction provides a durable building system with hurricane-oriented protection, energy efficiency, sound insulation, and resistance to moisture, allergens, and pollutants. The interiors feature open-concept living areas, high-end appliances, custom cabinetry, and second-floor laundry.
Each residence includes a spacious patio and room for a pool. The property has no HOA and is presented for annual tenancy or short-term rental use, including Airbnb. The address is 507-509 SW 11th Street in Fort Lauderdale, Florida 33315.
Each residence includes a spacious patio and room for a pool. The property has no HOA and is presented for annual tenancy or short-term rental use, including Airbnb. The address is 507-509 SW 11th Street in Fort Lauderdale, Florida 33315.
Key Highlights
- Two 4 Bed/3.5 Bath townhomes
- Construction completed May 2026
- ICF construction with hurricane‑oriented protection
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
$75,514
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
3.62%
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%
$1,510,280
$1.5M
Cap Rate 7%
$1,078,771
$1.1M
Cap Rate 9%
$839,044
$839.0K
Market Conditions
NOI Build-Up for 4,530 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
$114.2K $25.20/SF
− Vacancy
−$6.3K −$1.39/SF
EGI
$107.9K $23.81/SF
− OpEx
−$32.4K −$7.14/SF
NOI
$75.5K $16.67/SF
Area
Fort Lauderdale, 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%
$1,510,280
Cap Rate 7%
$1,078,771
Cap Rate 9%
$839,044
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$943.9K – $1.26M
NOI $75,514 @ 7.0% cap · market cap 3.62%
Second Best
Apartment 5plus
$971.8K
$850.3K – $1.13M
NOI $68,024 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$3.04M
$2.66M – $3.55M
NOI $213,091 @ 7.0% cap · market cap 10.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,992
Businesses Nearby
Explore this area
Business Placement
Demographics for 33315, FL
13,555
Population
6,991
Households
1.9
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
5.3 sq mi
ZIP Area
2,558
Density / Sq Mi
$90,760
Median Household Income
$43,815
Median Earnings
$1,789
Median Rent
$492,400
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 townhomes feature resilient construction, contemporary finishes, private patios, and no HOA restrictions.
Where is this duplex located?
The property is located at 507-509 SW 11th Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,085,000.
What are key features of this property?
This property features: Two 4 Bed/3.5 Bath townhomes; Construction completed May 2026; ICF construction with hurricane‑oriented protection
