Two-Property Duplex
For Sale
$1,485,000
925 W Las Olas Boulevard, Fort Lauderdale, FL 33312
Residential Income, Fort Lauderdale, FL
Property Size3,212 SF
Lot Size0.30 Acres
Price / SF$462.33
Days on Market47
Property Features for 925 W Las Olas Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RML-25
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 2
Patio and Porch features
Patio, Porch
Pets allowed
Yes, No
Exterior features
Courtyard, Garden
Subdivision
WAVERLY PLACE
Elementary school
North Fork
Middle school
New River
High school
Stranahan
Standard status
Active
APN
504209091431
Size
3,212 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WAVERLY PLACE 2-19 D LOTS 13,14 & S1/2 VAC ALLEY LYING N OF SAID LOTS BLK 113
Tax Annual Amount
9202
Legal Description
WAVERLY PLACE 2-19 D LOTS 13,14 & S1/2 VAC ALLEY LYING N OF SAID LOTS BLK 113
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
CBS
Roof type
Shingle, Composition
Listing Agency:
Compass Florida LLC
(531) 440-4862
Listed By:
Dominic Posocco · License #3441361
(610) 295-9127
Added: Jul 24
Changed: Sep 8
Last Checked: Sep 8 at 7:06PM
MLS# B26056196
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 offering combines duplex properties at 923 and 925 W Las Olas Boulevard in Fort Lauderdale. The improvements total 3,212 square feet on approximately 0.3 acres and were constructed in 1955 using CBS materials. Existing features include tile flooring, central heating, central air, ceiling fans, patios, porches, courtyards, and gardens. Public water and public sewer serve the property, with cable available.
The parcels are positioned along Las Olas Boulevard within Sailboat Bend and carry RML-25 zoning. The combined site has been fully entitled for redevelopment, with a complete set of development plans included. The property offers existing income-producing improvements alongside an approved redevelopment framework, providing multiple paths for continued residential use or future repositioning.
The parcels are positioned along Las Olas Boulevard within Sailboat Bend and carry RML-25 zoning. The combined site has been fully entitled for redevelopment, with a complete set of development plans included. The property offers existing income-producing improvements alongside an approved redevelopment framework, providing multiple paths for continued residential use or future repositioning.
Key Highlights
- Two duplex properties at 923 and 925 W Las Olas Boulevard
- 3,212 square feet of improvements on 0.3 acres
- Fully entitled redevelopment approval with a complete set of development plans
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
$53,543
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
3.61%
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%
$1,070,860
$1.1M
Cap Rate 7%
$764,900
$764.9K
Cap Rate 9%
$594,922
$594.9K
Market Conditions
NOI Build-Up for 3,212 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
$80.9K $25.20/SF
− Vacancy
−$4.5K −$1.39/SF
EGI
$76.5K $23.81/SF
− OpEx
−$22.9K −$7.14/SF
NOI
$53.5K $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%
$1,070,860
Cap Rate 7%
$764,900
Cap Rate 9%
$594,922
Alternative Uses
Best Use
Multifamily LT 5
$764.9K
$669.3K – $892.4K
NOI $53,543 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$689.0K
$602.9K – $803.9K
NOI $48,232 @ 7.0% cap · market cap 3.25%
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,092 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 33312, FL
51,570
Population
21,332
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
86%
High-School Grad
11.1 sq mi
ZIP Area
4,646
Density / Sq Mi
$77,644
Median Household Income
$39,333
Median Earnings
$1,566
Median Rent
$397,800
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 - Income-producing multifamily assets with approved redevelopment plans and existing residential improvements along Las Olas Boulevard.
Where is this duplex located?
The property is located at 925 W Las Olas Boulevard Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,485,000.
What are key features of this property?
This property features: Two duplex properties at 923 and 925 W Las Olas Boulevard; 3,212 square feet of improvements on 0.3 acres; Fully entitled redevelopment approval with a complete set of development plans
