Remodeled Hallandale Beach
For Sale
$125,000
800 SW 11th Ave 17, Hallandale Beach, FL 33009
Remodeled one-bedroom apartment with updated kitchen and bathroom.
Property Size625 SF
Days on Market279
Property Features for 800 SW 11th Ave 17
General Information
Standard status
Active
Size
625 SF
Property subtype
Residential
Taxes and HOA fees
Annual Taxes
$2,100
Building Details
Building Size
625 SF
Year Built
1962
Listed By:
Jacqueline Meyler · License #3114572
(954) 288-4015
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 14
Last Checked: Sep 1 at 9:25PM
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 Jacqueline Meyler
Investment Insights
Based on property information with market context.
This remodeled one-bedroom, one-bath apartment is located on the second floor. The unit features 18-inch ceramic tile flooring throughout. The open kitchen includes counter seating, new cabinets, countertops, backsplash, and stainless steel appliances. The bathroom has been updated with sliding shower doors, a new toilet, and a new vanity. A new split A/C unit provides cooling. The unit is furnished. Association amenities include a heated swimming pool, active clubhouse, exercise room, library, billiards, and a walk/jog path. The monthly association fees are low.
Key Highlights
- Remodeled with new open kitchen (cabinets, countertop, backsplash, stainless appliances) and new bathroom
- Low monthly association fees
- Association amenities: heated swimming pool, active clubhouse, exercise room, library, billiards, walk/jog path
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
$9,612
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
7.69%
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%
$192,240
$192.2K
Cap Rate 7%
$137,314
$137.3K
Cap Rate 9%
$106,800
$106.8K
Market Conditions
NOI Build-Up for 625 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
$18.3K $29.28/SF
− Vacancy
−$824 −$1.32/SF
EGI
$17.5K $27.96/SF
− OpEx
−$7.9K −$12.58/SF
NOI
$9.6K $15.38/SF
Area
Broward County, FL
Vacancy
4.50%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$192,240
Cap Rate 7%
$137,314
Cap Rate 9%
$106,800
Alternative Uses
Best Use
Apartment 5plus
$137.3K
$120.2K – $160.2K
NOI $9,612 @ 7.0% cap · market cap 7.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$317.1K
$277.5K – $369.9K
NOI $22,196 @ 7.0% cap · market cap 17.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,533
Businesses Nearby
Explore this area
Business Placement
Demographics for 33009, FL
43,301
Population
31,020
Households
1.4
Avg Household Size
47
Median Age
36%
College-Educated
88%
High-School Grad
4.9 sq mi
ZIP Area
8,837
Density / Sq Mi
$48,196
Median Household Income
$33,928
Median Earnings
$1,576
Median Rent
$248,300
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?
Apartment building - Remodeled one-bedroom apartment with updated kitchen and bathroom.
Where is this apartment building located?
The property is located at 800 SW 11th Ave 17 Hallandale Beach, FL.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: Remodeled with **new open kitchen** (cabinets, countertop, backsplash, stainless appliances) and **new bathroom**; Low monthly association fees; Association amenities: heated swimming pool, active clubhouse, exercise room, library, billiards, walk/jog path
