Furnished 4-Unit
For Sale
$1,250,000
1352 Holly Heights Dr, Fort Lauderdale, FL 33304
Residential Income, Fort Lauderdale, FL
Property Size3,160 SF
Price / SF$395.57
Days on Market52
Property Features for 1352 Holly Heights Dr
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
RMM-25
Bedrooms
7
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 5, Bedroom 2, Bathroom 2, Bathroom 4, Bedroom 7, Bedroom 4, Bathroom 3, Bedroom 6
Parking
7
Security features
Security
Exterior features
Fence, Security/High Impact Doors
Fencing
Fenced
Subdivision
HOLLY HEIGHTS
Lot features
Oversized Lot
Directions
GPS
Standard status
Active
APN
494235370310
Size
3,160 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
HOLLY HEIGHTS 60-18 B LOT 15 BLK 2
Tax Annual Amount
14715
Legal Description
HOLLY HEIGHTS 60-18 B LOT 15 BLK 2
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s), Attic Fan
Building Details
Year built
1969
Floors in Building
1
Flooring type
Tile, Laminate
Building materials
Brick, CBSConcreteBlockStructure, Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Bradley Kady · License #3270645
(954) 644-9848
Added: Aug 11
Changed: Sep 30
Last Checked: Oct 1 at 4:06PM
MLS# A12068986
Copyright © 2026 Miami REALTORS®. 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 3,160-square-foot quadplex contains four furnished residences: three with two bedrooms and one bathroom each, plus a one-bedroom, one-bathroom unit. Improvements include a replaced roof, newer air-conditioning systems, impact-rated windows and doors, and underground drain lines that have been mostly replaced. The building dates to 1969 and has central air conditioning and public sewer service.
The property is in Fort Lauderdale, near beaches, dining, shopping, entertainment, and major transportation routes. Its furnished interiors and varied bedroom counts are part of the existing property configuration.
The property is in Fort Lauderdale, near beaches, dining, shopping, entertainment, and major transportation routes. Its furnished interiors and varied bedroom counts are part of the existing property configuration.
Key Highlights
- Four furnished residential units
- Three units have 2 bedrooms and 1 bathroom; one unit has 1 bedroom and 1 bathroom
- 3,160 square feet; built in 1969
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
$52,677
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
4.21%
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%
$1,053,540
$1.1M
Cap Rate 7%
$752,529
$752.5K
Cap Rate 9%
$585,300
$585.3K
Market Conditions
NOI Build-Up for 3,160 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
$79.6K $25.20/SF
− Vacancy
−$4.4K −$1.39/SF
EGI
$75.3K $23.81/SF
− OpEx
−$22.6K −$7.14/SF
NOI
$52.7K $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%
$1,053,540
Cap Rate 7%
$752,529
Cap Rate 9%
$585,300
Alternative Uses
Best Use
Multifamily LT 5
$752.5K
$658.5K – $878.0K
NOI $52,677 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$677.9K
$593.2K – $790.9K
NOI $47,452 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$2.12M
$1.86M – $2.48M
NOI $148,646 @ 7.0% cap · market cap 11.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,953
Businesses Nearby
Explore this area
Business Placement
Demographics for 33304, FL
19,978
Population
12,367
Households
1.6
Avg Household Size
46
Median Age
51%
College-Educated
93%
High-School Grad
3.1 sq mi
ZIP Area
6,445
Density / Sq Mi
$84,951
Median Household Income
$55,527
Median Earnings
$1,727
Median Rent
$556,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four furnished residences offer three two-bedroom layouts and one one-bedroom layout.
Where is this quadplex located?
The property is located at 1352 Holly Heights Dr Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Four furnished residential units; Three units have 2 bedrooms and 1 bathroom; one unit has 1 bedroom and 1 bathroom; 3,160 square feet; built in 1969
