Two-Unit
For Sale
$500,000
Pending
734 Nw 13th Ter, Fort Lauderdale, FL 33311
Income-producing residential property with two separately configured homes and flexible month-to-month tenancy.
Property Size1,596 SF
Days on Market282
Property Features for 734 Nw 13th Ter
General Information
Standard status
Pending
Size
1,596 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,921
Building Details
Year Built
2007
Listing Agency:
Allstar Realty Inc
(954) 445-7355
Listed By:
William M McLaren Jr · License #3009266
(954) 445-7355
Source:
Exprealty
Added: Nov 21, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:12PM
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 Allstar Realty Inc
Investment Insights
Based on property information with market context.
This duplex contains 2 residential units, each arranged with 2 bedrooms and 1 bath. The property was built in 2007 and measures 1596 square feet overall. Both residences are currently occupied under month-to-month arrangements, offering flexibility for an owner-occupant or continued rental operation.
The property is positioned near I-95 and US1, with access to Galleria Mall, Downtown, and the beach. Its two-unit configuration provides a straightforward residential income setup within the Fort Lauderdale market.
The property is positioned near I-95 and US1, with access to Galleria Mall, Downtown, and the beach. Its two-unit configuration provides a straightforward residential income setup within the Fort Lauderdale market.
Key Highlights
- 2‑unit duplex built in 2007
- Each unit includes 2 bedrooms and 1 bath
- 1596 square feet of total property size
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
$26,605
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
5.32%
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%
$532,100
$532.1K
Cap Rate 7%
$380,071
$380.1K
Cap Rate 9%
$295,611
$295.6K
Market Conditions
NOI Build-Up for 1,596 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
$40.2K $25.20/SF
− Vacancy
−$2.2K −$1.39/SF
EGI
$38.0K $23.81/SF
− OpEx
−$11.4K −$7.14/SF
NOI
$26.6K $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%
$532,100
Cap Rate 7%
$380,071
Cap Rate 9%
$295,611
Alternative Uses
Best Use
Multifamily LT 5
$380.1K
$332.6K – $443.4K
NOI $26,605 @ 7.0% cap · market cap 5.32%
Second Best
Apartment 5plus
$342.4K
$299.6K – $399.4K
NOI $23,966 @ 7.0% cap · market cap 4.79%
Theoretical Best
Office A
$1.07M
$938.5K – $1.25M
NOI $75,076 @ 7.0% cap · market cap 15.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,418
Businesses Nearby
Explore this area
Business Placement
Demographics for 33311, FL
69,413
Population
27,330
Households
2.5
Avg Household Size
37
Median Age
18%
College-Educated
81%
High-School Grad
10.4 sq mi
ZIP Area
6,674
Density / Sq Mi
$51,918
Median Household Income
$32,717
Median Earnings
$1,385
Median Rent
$276,600
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 - Income-producing residential property with two separately configured homes and flexible month-to-month tenancy.
Where is this duplex located?
The property is located at 734 Nw 13th Ter Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 2‑unit duplex built in 2007; Each unit includes 2 bedrooms and 1 bath; 1596 square feet of total property size
