Lakefront Triplex with
For Sale
$1,499,000
1236 NE 18th Ave, Fort Lauderdale, FL 33304
Residential Income, Fort Lauderdale, FL
Property Size3,569 SF
Price / SF$420.01
Days on Market80
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 4, Bathroom 5, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 2
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
pool
Building Details
Year built
1955
Floors in Building
1
Flooring type
Tile - Ceramic, Hardwood, Wood
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: Sep 14
Last Checked: Oct 1 at 4:06PM
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.
This Fort Lauderdale triplex offers 3,569 square feet of living area across a flexible residential configuration. The front residence includes two bedrooms, two bathrooms, and a private patio, while the rear residence contains three bedrooms and three bathrooms. Internal connectivity allows the rear portion to function as one residence or be divided into a two-bedroom, two-bathroom unit and a studio. All five bedrooms have en-suite bathrooms.
The property occupies a lakefront setting in Lake Ridge, with Las Olas, downtown Fort Lauderdale, and the beach described as minutes away. Improvements include a two-car garage, a new pool heater, low-maintenance turf grass, and impact windows and doors. Block construction, a concrete roof, central heating and cooling, public water, and public sewer are also present.
The property occupies a lakefront setting in Lake Ridge, with Las Olas, downtown Fort Lauderdale, and the beach described as minutes away. Improvements include a two-car garage, a new pool heater, low-maintenance turf grass, and impact windows and doors. Block construction, a concrete roof, central heating and cooling, public water, and public sewer are also present.
Key Highlights
- Lakefront triplex in Lake Ridge
- 3,569 SF with five bedrooms and five en‑suite bathrooms
- Flexible rear configuration can function as a 3‑bedroom residence or separate units
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
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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Three-unit property with adaptable layouts, a private patio, pool improvements, 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: Lakefront triplex in Lake Ridge; 3,569 SF with five bedrooms and five en‑suite bathrooms; Flexible rear configuration can function as a 3‑bedroom residence or separate units
