Multifamily Property in Harbordale
For Sale
$4,200,000
1545 Miami Road, Fort Lauderdale, FL 33316
18-unit multifamily property in Fort Lauderdale's Harbordale area.
Property Size13,821 SF
Price / SF$209.79
Days on Market159
Property Features for 1545 Miami Road
General Information
Standard status
Active
Size
13,821 SF
Total Parking Spaces
25
Property subtype
Multifamily
Zoning
RMM-25
Net Operating Income
$210,556
Building Details
Building Size
13,821 SF
Year Built
1973
Stories
2
Units
18
Listing Agency:
(954) 747-1000
Listed By:
Robert Wainland, PA
(954) 747-1000
Source:
Cbcworldwide
Added: Mar 5
Changed: Aug 8
Last Checked: Jul 4 at 3:28AM
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 Robert Wainland, PA
Investment Insights
Based on property information with market context.
This 18-unit multifamily property, known as Los Arcos, is located in the Harbordale area of Fort Lauderdale. The property features a mix of studio, one, and two-bedroom apartments, some of which include private patios, as well as a townhouse with gated parking. The building has a total area of 20,020 square feet. The property is positioned in an area undergoing rapid gentrification.
Key Highlights
- 18‑unit multifamily property.
- Upside potential due to below‑market rents.
- Located in the rapidly gentrifying Harbordale area of Fort Lauderdale.
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
$300,627
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
7.16%
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%
$6,012,540
$6.0M
Cap Rate 7%
$4,294,671
$4.3M
Cap Rate 9%
$3,340,300
$3.3M
Market Conditions
NOI Build-Up for 20,020 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
$576.6K $28.80/SF
− Vacancy
−$30.0K −$1.50/SF
EGI
$546.6K $27.30/SF
− OpEx
−$246.0K −$12.29/SF
NOI
$300.6K $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%
$6,012,540
Cap Rate 7%
$4,294,671
Cap Rate 9%
$3,340,300
Alternative Uses
Best Use
Apartment 5plus
$4.29M
$3.76M – $5.01M
NOI $300,627 @ 7.0% cap · market cap 7.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$13.45M
$11.77M – $15.70M
NOI $941,741 @ 7.0% cap · market cap 22.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,176
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
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Frequently Asked Questions
What type of property is this?
Apartment building - 18-unit multifamily property in Fort Lauderdale's Harbordale area.
Where is this apartment building located?
The property is located at 1545 Miami Road Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: 18‑unit multifamily property.; Upside potential due to below‑market rents.; Located in the rapidly gentrifying Harbordale area of Fort Lauderdale.
