Quadplex With Impact
For Sale
$899,900
812 NE 15 Avenue, Fort Lauderdale, FL 33304
Residential Income, Fort Lauderdale, FL
Property Size2,547 SF
Lot Size0.15 Acres
Price / SF$353.32
Days on Market224
Property Features for 812 NE 15 Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
5
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 1, Bedroom 2, Bathroom 1, Bedroom 5, Bedroom 3, Bedroom 4, Bathroom 3, Bathroom 2
Patio and Porch features
Patio
Fencing
Fenced
Subdivision
Victoria Park
Directions
Sunrise Blvd west to NE 15 Ave south to property on east side.
Standard status
Active
APN
494234060710
Size
2,547 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Progresso 2-18 D Lot 15 Blk 42
Tax Annual Amount
19289
Legal Description
Progresso 2-18 D Lot 15 Blk 42
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
patios
washer & dryer
impact windows
Building Details
Year built
1971
Floors in Building
1
Number of units
4
Flooring type
Tile
Building materials
CBS
Roof type
Shingle, Composition
Additional Structures
Outbuilding
Listing Agency:
Campbell&Rosemurgy Real Estate
(954) 427-8686
Listed By:
Patricia A Karlin · License #0497372
(954) 675-2003
Added: Feb 9
Changed: Sep 21
Last Checked: Sep 21 at 11:06AM
MLS# F10550284
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 2,547-square-foot quadplex comprises two buildings with five residential units. The west building contains a two-bedroom, one-bath unit and a one-bedroom, one-bath unit. The east building includes two large efficiency units and a studio with a kitchenette and bathroom with shower; the studio is vacant. All units feature impact windows, and the property includes several patios, on-site laundry equipment, fencing, tile flooring, and window or wall/window cooling units. Construction is CBS, with a composition and shingle roof, public water, and public sewer.
Located at 812 NE 15 Avenue in Fort Lauderdale’s Victoria Park, the property occupies a 50-by-135-foot lot totaling 6,750 square feet. Five electric meters serve the buildings, and existing leases run through 12/31/26. The property was built in 1971.
Located at 812 NE 15 Avenue in Fort Lauderdale’s Victoria Park, the property occupies a 50-by-135-foot lot totaling 6,750 square feet. Five electric meters serve the buildings, and existing leases run through 12/31/26. The property was built in 1971.
Key Highlights
- Five residential units across two buildings
- 2,547 square feet on a 6,750‑square‑foot lot
- 50‑by‑135‑foot lot dimensions
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
$42,458
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
4.72%
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%
$849,160
$849.2K
Cap Rate 7%
$606,543
$606.5K
Cap Rate 9%
$471,756
$471.8K
Market Conditions
NOI Build-Up for 2,547 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
$64.2K $25.20/SF
− Vacancy
−$3.5K −$1.39/SF
EGI
$60.7K $23.81/SF
− OpEx
−$18.2K −$7.14/SF
NOI
$42.5K $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%
$849,160
Cap Rate 7%
$606,543
Cap Rate 9%
$471,756
Alternative Uses
Best Use
Multifamily LT 5
$606.5K
$530.7K – $707.6K
NOI $42,458 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$546.4K
$478.1K – $637.5K
NOI $38,247 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,811 @ 7.0% cap · market cap 13.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,763
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 - Five-unit property with patios, separate electric metering, and a vacant studio featuring a kitchenette and shower bathroom.
Where is this quadplex located?
The property is located at 812 NE 15 Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Five residential units across two buildings; 2,547 square feet on a 6,750‑square‑foot lot; 50‑by‑135‑foot lot dimensions
