Fort Lauderdale Multifamily Redevelopment
For Sale
$4,800,000
707 Northeast 14th Street Fort, Fort Lauderdale, FL 33304
Multifamily property in Fort Lauderdale's Middle River neighborhood.
Property Size12,702 SF
Price / SF$377.89
Days on Market163
Property Features for 707 Northeast 14th Street Fort
General Information
Standard status
Active
Size
12,702 SF
Property subtype
Multifamily
Building Details
Building Size
12,702 SF
Listing Agency:
Native Realty
Listed By:
Jaime Sturgis · License #3246270
(954) 595-2999
Source:
Nativerealty
Added: Mar 27
Changed: Sep 4
Last Checked: Sep 5 at 5:56AM
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 Native Realty
Investment Insights
Based on property information with market context.
This well-maintained and fully stabilized multifamily property is located in Fort Lauderdale’s Middle River neighborhood. The property is near Downtown Fort Lauderdale, Las Olas, and Flagler Village, placing it within a short distance of major employment centers and retail destinations. Ongoing urban development in the area supports long-term rental demand. The property's zoning allows for future redevelopment, adaptive reuse, or increased density. Investors can benefit from predictable in-place income while evaluating redevelopment timing in a supply-constrained neighborhood. The opportunity combines stable operating income with long-term control of a site located in a zoning district that allows for higher-intensity future development. The property size is 12702 square feet.
Key Highlights
- Prime location near Downtown Fort Lauderdale, Las Olas, and Flagler Village.
- Versatile zoning allows for future redevelopment, adaptive reuse, or increased density.
- Stable, predictable in‑place income.
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
$190,737
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%
$3,814,740
$3.8M
Cap Rate 7%
$2,724,814
$2.7M
Cap Rate 9%
$2,119,300
$2.1M
Market Conditions
NOI Build-Up for 12,702 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
$365.8K $28.80/SF
− Vacancy
−$19.0K −$1.50/SF
EGI
$346.8K $27.30/SF
− OpEx
−$156.1K −$12.29/SF
NOI
$190.7K $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%
$3,814,740
Cap Rate 7%
$2,724,814
Cap Rate 9%
$2,119,300
Alternative Uses
Best Use
Apartment 5plus
$2.72M
$2.38M – $3.18M
NOI $190,737 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.54M
$7.47M – $9.96M
NOI $597,502 @ 7.0% cap · market cap 12.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,331
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?
Multifamily property - Multifamily property in Fort Lauderdale's Middle River neighborhood.
Where is this multifamily property located?
The property is located at 707 Northeast 14th Street Fort Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $4,800,000.
What are key features of this property?
This property features: Prime location near Downtown Fort Lauderdale, Las Olas, and Flagler Village.; Versatile zoning allows for future redevelopment, adaptive reuse, or increased density.; Stable, predictable in‑place income.
