Duplex Assisted Living
For Sale
$998,760
57 SE 12th Street, Dania Beach, FL 33004
East of Federal duplex zone offering two 3-bedroom, 2-bath units with central A/C in a mixed-use or multifamily zone.
Property Size2,227 SF
Price / SF$448.48
Days on Market57
Property Features for 57 SE 12th Street
General Information
Standard status
Active
Size
2,227 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
central air conditioning
Building Details
Year Built
1973
Listing Agency:
Realty Hub
(561) 215-1244
Listed By:
Michael Anthony Harris · License #3176578
(561) 215-1244
Source:
Lehmannflorida
Added: Jul 7
Changed: Aug 28
Last Checked: Sep 1 at 5:48PM
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 Realty Hub
Investment Insights
Based on property information with market context.
This property is a duplex configured as two separate sides, with each side offering 3 bedrooms and 2 bathrooms. The building includes central A/C. The property is described as being suitable for use as an assisted living or independent living facility, subject to applicable regulations.
It is located east of the Federal duplex zone and sits within a mixed-use or multifamily zoning designation. The listing notes proximity to shopping, transportation, schools, and beaches.
The unit layout supports residential income use with a consistent, repeatable floorplan across both sides, and the centrally conditioned interior helps support year-round comfort.
It is located east of the Federal duplex zone and sits within a mixed-use or multifamily zoning designation. The listing notes proximity to shopping, transportation, schools, and beaches.
The unit layout supports residential income use with a consistent, repeatable floorplan across both sides, and the centrally conditioned interior helps support year-round comfort.
Key Highlights
- Year built 1973 duplex with two 3‑bedroom, 2‑bath units (3BR/2BA each side)
- Central A/C for the duplex units
- Located in a mixed‑use or multifamily zone; listing notes east of Federal duplex zone
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
$37,124
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
3.72%
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%
$742,480
$742.5K
Cap Rate 7%
$530,343
$530.3K
Cap Rate 9%
$412,489
$412.5K
Market Conditions
NOI Build-Up for 2,227 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
$56.1K $25.20/SF
− Vacancy
−$3.1K −$1.39/SF
EGI
$53.0K $23.81/SF
− OpEx
−$15.9K −$7.14/SF
NOI
$37.1K $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%
$742,480
Cap Rate 7%
$530,343
Cap Rate 9%
$412,489
Alternative Uses
Best Use
Multifamily LT 5
$530.3K
$464.1K – $618.7K
NOI $37,124 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$489.3K
$428.1K – $570.8K
NOI $34,250 @ 7.0% cap · market cap 3.43%
Theoretical Best
Office A
$1.13M
$988.6K – $1.32M
NOI $79,090 @ 7.0% cap · market cap 7.92%
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
1,181
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - East of Federal duplex zone offering two 3-bedroom, 2-bath units with central A/C in a mixed-use or multifamily zone.
Where is this duplex located?
The property is located at 57 SE 12th Street Dania Beach, FL.
What is the asking price?
The asking price for this property is $998,760.
What are key features of this property?
This property features: Year built 1973 duplex with two 3‑bedroom, 2‑bath units (3BR/2BA each side); Central A/C for the duplex units; Located in a mixed‑use or multifamily zone; listing notes east of Federal duplex zone
