Lakefront
For Sale
$1,499,000
1236 NE 18th Ave, Fort Lauderdale, FL 33304
MULTI_FAMILY - Fort Lauderdale, FL
Property Size3,569 SF
Price / SF$420.01
Days on Market33
Property Features for 1236 NE 18th Ave
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning description
RC-15
Bedrooms
4
Full bathrooms
5
Rooms
Bathroom 3, Bedroom 4, Bathroom 1, Bathroom 4, Bathroom 5, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1
Parking
2
Subdivision
LAKE RIDGE ADDITION
Lot features
< 1/4 Acre
Standard status
Active
APN
494235230080
Size
3,569 SF
Taxes and HOA fees
Tax Year
2022
Tax Description
LAKE RIDGE ADDITION 34-14 B LOTS 6,6A,N 25,7,7A,LESS N 20 BLK 1
Tax Annual Amount
17286
Legal Description
LAKE RIDGE ADDITION 34-14 B LOTS 6,6A,N 25,7,7A,LESS N 20 BLK 1
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Water front features
Lake Front
Water front
1
Amenities
private patio
pool heater
low-maintenance turf grass
Building Details
Year built
1955
Floors in Building
1
Flooring type
Wood, Tile - Ceramic, Hardwood
Building materials
Block
Roof type
Concrete
Listing Agency:
Compass Florida, LLC
(954) 477-7332
Listed By:
Jessie Stier · License #3442064
(954) 649-7890
Added: Jul 14
Changed: Aug 7
Last Checked: Aug 15 at 9:06PM
MLS# A11972678
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.
Lakefront triplex with nearly 3,569 SF under air and a highly versatile interior layout. The front residence is a 2-bedroom, 2-bathroom configuration with its own private patio. The rear portion is currently set up as a full 3-bedroom, 3-bathroom residence connected internally for seamless living, with the option to reconfigure by closing off a doorway to create a 2-bedroom, 2-bathroom unit plus a separate studio apartment.
A standout feature is that all five bedrooms have en-suite bathrooms. The property includes a two-car garage, a new pool heater, low-maintenance turf grass, and all impact windows and doors. Built in 1955 with block construction and a concrete roof, the home is served by public water and public sewer. Central heating and central air provide year-round comfort.
Located on a lakefront setting in Fort Lauderdale, it is described as minutes from Las Olas, downtown Fort Lauderdale, and the beach.
A standout feature is that all five bedrooms have en-suite bathrooms. The property includes a two-car garage, a new pool heater, low-maintenance turf grass, and all impact windows and doors. Built in 1955 with block construction and a concrete roof, the home is served by public water and public sewer. Central heating and central air provide year-round comfort.
Located on a lakefront setting in Fort Lauderdale, it is described as minutes from Las Olas, downtown Fort Lauderdale, and the beach.
Key Highlights
- Nearly 3,569 SF under air triplex with lake front setting
- Front unit: 2 bedrooms, 2 bathrooms with private patio
- Rear layout: 3 bedrooms, 3 bathrooms, internally connected
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
$59,495
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
3.97%
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%
$1,189,900
$1.2M
Cap Rate 7%
$849,929
$849.9K
Cap Rate 9%
$661,056
$661.1K
Market Conditions
NOI Build-Up for 3,569 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
$89.9K $25.20/SF
− Vacancy
−$4.9K −$1.39/SF
EGI
$85.0K $23.81/SF
− OpEx
−$25.5K −$7.14/SF
NOI
$59.5K $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%
$1,189,900
Cap Rate 7%
$849,929
Cap Rate 9%
$661,056
Alternative Uses
Best Use
Multifamily LT 5
$849.9K
$743.7K – $991.6K
NOI $59,495 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$765.6K
$669.9K – $893.2K
NOI $53,593 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,886 @ 7.0% cap · market cap 11.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,768
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Lakefront triplex with a versatile floor plan, five en-suite bedrooms, and impact windows and doors.
Where is this triplex located?
The property is located at 1236 NE 18th Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Nearly 3,569 SF under air triplex with lake front setting; Front unit: 2 bedrooms, 2 bathrooms with private patio; Rear layout: 3 bedrooms, 3 bathrooms, internally connected
