Duplex with Private
For Sale
$869,955
Pending
816 SE 12th Street, Fort Lauderdale, FL 33316
Full duplex offers two 2BR/2BA units plus an additional 1BR/1BA owners quarters and a private pool.
Property Size2,486 SF
Days on Market91
Property Features for 816 SE 12th Street
General Information
Standard status
Pending
Size
2,486 SF
Property subtype
Duplex
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$8,232
Building Details
Building Size
2,486 SF
Year Built
1956
Listing Agency:
Nancy Ouellette Realty Inc
Listed By:
Nancy J Ouellette · License #0201851
Source:
Relinkre
Added: Jun 10
Changed: Aug 28
Last Checked: Aug 26 at 1:02PM
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 Nancy Ouellette Realty Inc
Investment Insights
Based on property information with market context.
This full duplex includes two separate 2-bedroom, 2-bath units, along with additional owners quarters featuring 1 bedroom and 1 bath. The property is noted as very spacious and includes a private pool.
The home is described as being in an estate, and very little detail is currently known beyond the listed improvements and configuration. The roof and windows are identified as newer.
While the remarks suggest the layout “could be ALF,” no specifics are provided regarding approvals or licensing. Interested buyers should conduct their own due diligence on permissible use and any estate-related limitations.
The home is described as being in an estate, and very little detail is currently known beyond the listed improvements and configuration. The roof and windows are identified as newer.
While the remarks suggest the layout “could be ALF,” no specifics are provided regarding approvals or licensing. Interested buyers should conduct their own due diligence on permissible use and any estate-related limitations.
Key Highlights
- Full duplex with two 2BR/2BA units plus an additional 1BR/1BA owners quarters
- Private pool on‑site
- Year built: 1956
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
$41,441
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
4.76%
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%
$828,820
$828.8K
Cap Rate 7%
$592,014
$592.0K
Cap Rate 9%
$460,456
$460.5K
Market Conditions
NOI Build-Up for 2,486 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
$62.6K $25.20/SF
− Vacancy
−$3.4K −$1.39/SF
EGI
$59.2K $23.81/SF
− OpEx
−$17.8K −$7.14/SF
NOI
$41.4K $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%
$828,820
Cap Rate 7%
$592,014
Cap Rate 9%
$460,456
Alternative Uses
Best Use
Multifamily LT 5
$592.0K
$518.0K – $690.7K
NOI $41,441 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$533.3K
$466.6K – $622.2K
NOI $37,331 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,941 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
4,850
Businesses Nearby
Explore this area
Business Placement
Demographics for 33316, FL
12,669
Population
8,946
Households
1.4
Avg Household Size
50
Median Age
54%
College-Educated
95%
High-School Grad
4.1 sq mi
ZIP Area
3,090
Density / Sq Mi
$89,200
Median Household Income
$52,992
Median Earnings
$2,047
Median Rent
$793,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Full duplex offers two 2BR/2BA units plus an additional 1BR/1BA owners quarters and a private pool.
Where is this duplex located?
The property is located at 816 SE 12th Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $869,955.
What are key features of this property?
This property features: Full duplex with two 2BR/2BA units plus an additional 1BR/1BA owners quarters; Private pool on‑site; Year built: 1956
