Duplex with Two Bed, One Bath
For Sale
$500,000
Pending
734 NW 13th Terrace, Fort Lauderdale, FL 33311
MULTI_FAMILY - Fort Lauderdale, FL
Property Size1,596 SF
Days on Market272
Property Features for 734 NW 13th Terrace
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMM-25
Bedrooms
4
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 2, Bedroom 2
Subdivision
Citrus Park Farms 1-138 D
Standard status
Pending
APN
504204020020
Size
1,596 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CITRUS PARK FARMS 1-138 D LOT 25 S 50 OF N 220 OF E 134 OF W 159 BLK A
Tax Annual Amount
8921
Legal Description
CITRUS PARK FARMS 1-138 D LOT 25 S 50 OF N 220 OF E 134 OF W 159 BLK A
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Building Details
Year built
2006
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle, Composition
Listing Agency:
Allstar Realty Inc
(954) 530-7118
Listed By:
William M McLaren Jr · License #3009266
(954) 445-7355
Added: Nov 19, 2025
Changed: Aug 5
Last Checked: Aug 18 at 8:06AM
MLS# F10537999
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 duplex includes two units, each with two bedrooms and one bathroom. The building is constructed with block and features ceramic tile flooring. Heating is electric with central systems, and cooling is central air with electric service. The roof is shingle/composition.
The property is zoned RMM-25 and uses public sewer, with cable available. Tenants are described as being on month to month.
Built in 2006, this duplex is presented in great condition and is intended to work for either an owner occupant or an investor. The location is near I-95 and US 1, and it’s also noted as close to Galleria Mall, downtown, and the beach.
The property is zoned RMM-25 and uses public sewer, with cable available. Tenants are described as being on month to month.
Built in 2006, this duplex is presented in great condition and is intended to work for either an owner occupant or an investor. The location is near I-95 and US 1, and it’s also noted as close to Galleria Mall, downtown, and the beach.
Key Highlights
- Zoned RMM‑25 duplex with two units
- Two 2‑bedroom, 1‑bath units
- 1,596 SF duplex built in 2006
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
1,468
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 - Duplex zoned RMM-25 featuring two 2-bedroom, 1-bath units with electric heating and central air.
Where is this duplex located?
The property is located at 734 NW 13th Terrace 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: Zoned RMM‑25 duplex with two units; Two 2‑bedroom, 1‑bath units; 1,596 SF duplex built in 2006
