Renovated Duplex With Shared
For Sale
Under Contract
$950,000
626 NE 17th Way, Fort Lauderdale, FL 33304
MULTI_FAMILY - Fort Lauderdale, FL
Property Size2,016 SF
Lot Size0.14 Acres
Price / SF$471.23
Days on Market97
Property Features for 626 NE 17th Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RC-15
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 2, Bathroom 3, Bathroom 4, Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 1
Patio and Porch features
Patio
Pets allowed
Yes, Call
Exterior features
Courtyard, Storage
Subdivision
VICTORIA PARK CORR AMEN PLAT
Elementary school
Harbordale
Middle school
Sunrise
High school
Fort Lauderdale
Standard status
Active Under Contract
APN
504202152730
Size
2,016 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
VICTORIA PARK CORR AMEN PLAT 10-66 B LOT 20 BLK 19
Tax Annual Amount
16407
Legal Description
VICTORIA PARK CORR AMEN PLAT 10-66 B LOT 20 BLK 19
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1951
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
CBS
Roof type
Tile
Additional Structures
Storage, Pergola
Listing Agency:
Florida Realty of Miami Corp
(305) 598-5488
Listed By:
Monika M Folker · License #3342648
(954) 504-5170
Added: May 13
Changed: Jul 24
Last Checked: Aug 17 at 10:06AM
MLS# B26028050
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 substantially renovated duplex is set on a tranquil lot and designed to support flexible occupancy, with readiness for future long-term tenants or short-term guests. The property features a shared backyard area, creating a relaxed residential outdoor setting.
The duplex is located in Fort Lauderdale, in the Victoria Park area, and is zoned RC-15. It is being sold together with 630-632 NE 17th Way.
The offering totals 2,016 square feet and includes the duplex at 626 NE 17th Way, Fort Lauderdale, FL 33304.
The duplex is located in Fort Lauderdale, in the Victoria Park area, and is zoned RC-15. It is being sold together with 630-632 NE 17th Way.
The offering totals 2,016 square feet and includes the duplex at 626 NE 17th Way, Fort Lauderdale, FL 33304.
Key Highlights
- Substantially renovated duplex built in 1951
- CBS construction with tile flooring throughout
- Central heating and central air conditioning
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
$33,606
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
3.54%
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%
$672,120
$672.1K
Cap Rate 7%
$480,086
$480.1K
Cap Rate 9%
$373,400
$373.4K
Market Conditions
NOI Build-Up for 2,016 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
$50.8K $25.20/SF
− Vacancy
−$2.8K −$1.39/SF
EGI
$48.0K $23.81/SF
− OpEx
−$14.4K −$7.14/SF
NOI
$33.6K $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%
$672,120
Cap Rate 7%
$480,086
Cap Rate 9%
$373,400
Alternative Uses
Best Use
Multifamily LT 5
$480.1K
$420.1K – $560.1K
NOI $33,606 @ 7.0% cap · market cap 3.54%
Second Best
Apartment 5plus
$432.5K
$378.4K – $504.6K
NOI $30,273 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$1.35M
$1.19M – $1.58M
NOI $94,833 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,572
Businesses Nearby
Explore this area
Business Placement
Demographics for 33304, FL
19,978
Population
12,367
Households
1.6
Avg Household Size
46
Median Age
51%
College-Educated
93%
High-School Grad
3.1 sq mi
ZIP Area
6,445
Density / Sq Mi
$84,951
Median Household Income
$55,527
Median Earnings
$1,727
Median Rent
$556,400
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 - Substantially renovated duplex on a 0.14-acre lot with a shared backyard, positioned in Fort Lauderdale’s Victoria Park area.
Where is this duplex located?
The property is located at 626 NE 17th Way Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Substantially renovated duplex built in 1951; CBS construction with tile flooring throughout; Central heating and central air conditioning
