Corner-Lot
For Sale
$480,000
800 NW 16TH Avenue, Fort Lauderdale, FL 33311
Residential Income, Fort Lauderdale, FL
Property Size1,567 SF
Lot Size0.11 Acres
Price / SF$306.32
Days on Market9
Property Features for 800 NW 16TH Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-15
Bedrooms
2
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 2, Bedroom 2, Bathroom 1
Pets allowed
No, Yes
Fencing
Chain Link
Subdivision
LINCOLN PARK SIXTH ADD
Lot features
Corner Lot, Partially Filled
Elementary school
Sunland Park Academy
Middle school
Parkway
High school
Fort Lauderdale
Standard status
Active
APN
504204170420
Size
1,567 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LINCOLN PARK SIXTH ADD AMEN PLAT 7-2 B LOT 1,2 BLK 3
Tax Annual Amount
7893
Legal Description
LINCOLN PARK SIXTH ADD AMEN PLAT 7-2 B LOT 1,2 BLK 3
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
separate laundry room
Building Details
Year built
1971
Floors in Building
1
Number of units
2
Flooring type
Engineered
Building materials
CBS
Roof type
Shingle, Composition
Listing Agency:
Allstar Realty Inc
(954) 530-7118
Listed By:
William M McLaren Jr · License #3009266
(954) 445-7355
Added: Sep 15
Changed: Sep 21
Last Checked: Sep 23 at 11:06PM
MLS# B26076363
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 1,567-square-foot duplex on a 0.11-acre corner lot contains two residential units, each arranged with two bedrooms. Both units are currently occupied by long-term tenants under month-to-month leases. A separate laundry room serves the property, while engineered flooring, chain-link fencing, CBS construction, and a shingle and composition roof are among the existing improvements. The building was constructed in 1971 and is within the RD-15 zoning designation.
Located at 800 NW 16th Avenue in Fort Lauderdale, the property is served by public water and public sewer, with cable available. The surrounding area includes nearby new construction. Its duplex configuration and existing occupancy provide a defined residential income property format.
Located at 800 NW 16th Avenue in Fort Lauderdale, the property is served by public water and public sewer, with cable available. The surrounding area includes nearby new construction. Its duplex configuration and existing occupancy provide a defined residential income property format.
Key Highlights
- Two‑unit duplex on a 0.11‑acre corner lot
- 1,567 square feet with two bedrooms in each unit
- Both units currently rented to long‑term tenants on month‑to‑month leases
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
$26,122
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
5.44%
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%
$522,440
$522.4K
Cap Rate 7%
$373,171
$373.2K
Cap Rate 9%
$290,244
$290.2K
Market Conditions
NOI Build-Up for 1,567 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
$39.5K $25.20/SF
− Vacancy
−$2.2K −$1.39/SF
EGI
$37.3K $23.81/SF
− OpEx
−$11.2K −$7.14/SF
NOI
$26.1K $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%
$522,440
Cap Rate 7%
$373,171
Cap Rate 9%
$290,244
Alternative Uses
Best Use
Multifamily LT 5
$373.2K
$326.5K – $435.4K
NOI $26,122 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$336.2K
$294.1K – $392.2K
NOI $23,531 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$1.05M
$921.4K – $1.23M
NOI $73,712 @ 7.0% cap · market cap 15.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
956
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 occupied residences with month-to-month leases and a separate laundry room provide a straightforward multifamily configuration.
Where is this duplex located?
The property is located at 800 NW 16TH Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: Two‑unit duplex on a 0.11‑acre corner lot; 1,567 square feet with two bedrooms in each unit; Both units currently rented to long‑term tenants on month‑to‑month leases
