Fort Lauderdale Multifamily Redevelopment
For Sale
$2,940,000
1111 SW 4th St, Fort Lauderdale, FL 33312
Income-producing 12-unit property with redevelopment potential in Sailboat Bend.
Property Size7,839 SF
Lot Size0.40 Acres
Price / SF$375.05
Days on Market161
Property Features for 1111 SW 4th St
General Information
Standard status
Active
Size
7,839 SF
Lot size
0.40 Acres
Building Details
Year Built
1976
Listing Agency:
Miami Connections Realty LLC
Listed By:
Melina Grinberg · License #3366071
(305) 542-4823
Source:
Mymiahomes
Added: Mar 27
Changed: Aug 31
Last Checked: Sep 1 at 8:45PM
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 Miami Connections Realty LLC
Investment Insights
Based on property information with market context.
Located in the Sailboat Bend area of Fort Lauderdale, this multifamily property presents an opportunity for investors. The 17,499 square foot (0.40 acre) lot is zoned RML-25 with Medium-High Density Future Land Use, offering redevelopment clarity. Currently, the property features a 7,839 square foot, 12-unit multifamily building constructed in 1976, which is actively operating as an income-producing asset. The existing improvements provide immediate cash flow potential with value-add upside through renovation, repositioning, or strategic redevelopment. RML-25 zoning allows up to 25 units per acre. Density calculations indicate approximately 10 units by right on a 0.40-acre lot; however, the existing 12-unit configuration may benefit from legal non-conforming or grandfathered status based on original approvals. Permitted typologies under RML-25 include multifamily, duplex, townhouse group, cluster dwellings, zero lot line, and hotel use (where applicable). The property is located within the NDCR Overlay and FEMA AE flood zone (BFE 6 ft). The location is minutes from Downtown Fort Lauderdale, Las Olas, major transportation corridors, and ongoing redevelopment activity. This property is suited for investors seeking stabilized income with long-term redevelopment optionality.
Key Highlights
- Prime location in the desirable Sailboat Bend area of Fort Lauderdale, minutes from Downtown, Las Olas, and major transportation.
- Significant redevelopment potential due to RML‑25 zoning and Medium‑High Density Future Land Use designation, allowing for various residential typologies.
- Existing 12‑unit multifamily building provides immediate cash flow as an income‑producing asset.
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
$117,713
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
4.00%
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%
$2,354,260
$2.4M
Cap Rate 7%
$1,681,614
$1.7M
Cap Rate 9%
$1,307,922
$1.3M
Market Conditions
NOI Build-Up for 7,839 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
$225.8K $28.80/SF
− Vacancy
−$11.7K −$1.50/SF
EGI
$214.0K $27.30/SF
− OpEx
−$96.3K −$12.29/SF
NOI
$117.7K $15.02/SF
Area
Fort Lauderdale, FL
Vacancy
5.20%
Lease Rate
$28.80 /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%
$2,354,260
Cap Rate 7%
$1,681,614
Cap Rate 9%
$1,307,922
Alternative Uses
Best Use
Apartment 5plus
$1.68M
$1.47M – $1.96M
NOI $117,713 @ 7.0% cap · market cap 4.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.27M
$4.61M – $6.15M
NOI $368,747 @ 7.0% cap · market cap 12.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,924
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Income-producing 12-unit property with redevelopment potential in Sailboat Bend.
Where is this apartment building located?
The property is located at 1111 SW 4th St Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,940,000.
What are key features of this property?
This property features: Prime location in the desirable Sailboat Bend area of Fort Lauderdale, minutes from Downtown, Las Olas, and major transportation.; Significant redevelopment potential due to RML‑25 zoning and Medium‑High Density Future Land Use designation, allowing for various residential typologies.; Existing 12‑unit multifamily building provides immediate cash flow as an income‑producing asset.
