Unique Multifamily Property with
For Sale
$1,200,000
Pending
2225 NE 14th Ave, Fort Lauderdale, FL 33305
Four units, one with private pool, shared community pool.
Property Size2,775 SF
Days on Market140
Property Features for 2225 NE 14th Ave
General Information
Standard status
Pending
Size
2,775 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$25,623
Building Details
Building Size
2,775 SF
Year Built
1964
Stories
1
Units
4
Listing Agency:
Balistreri Real Estate Inc
Listed By:
Adrienne M Foland · License #3063306
(954) 205-6594
Source:
Elliman
Added: Apr 24
Changed: Aug 22
Last Checked: Sep 10 at 9:52AM
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 Balistreri Real Estate Inc
Investment Insights
Based on property information with market context.
This unique fourplex features a creative double pool arrangement, with three units sharing a community pool and the fourth unit having its own private pool. Situated on a corner lot, each unit includes a screened front porch. The roof was replaced in 2020, and impact windows and doors were installed in 2021. There are seven parking spots available. Each unit has its own electric meter. The building has one water meter and a fifth electric meter for the heated pool. The units are suitable for annual renters or vacation guests and are currently furnished. Located in East Wilton Manors, the property is near Colohatchee dog park, Stork's cafe, and the back entrance to Alchemist. Water, trash, and sewer expenses are approximately $780 per month. The owner handles pool servicing. The fifth pool (heater) meter FP&L costs approximately $170 per month. The bike score is 69, indicating it is bikeable, the walk score is 85, indicating it is very walkable, and the transit score is 38, indicating some transit options are available.
Key Highlights
- Unique 4‑plex featuring a community pool (shared by 3 units) and a private pool (for unit #4).
- Impact windows and doors (installed in 2021) and new roof (installed in 2020).
- Located in East Wilton Manors, close to Colohatchee dog park and Stork's cafe.
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
$46,259
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
3.85%
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%
$925,180
$925.2K
Cap Rate 7%
$660,843
$660.8K
Cap Rate 9%
$513,989
$514.0K
Market Conditions
NOI Build-Up for 2,775 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
$69.9K $25.20/SF
− Vacancy
−$3.8K −$1.39/SF
EGI
$66.1K $23.81/SF
− OpEx
−$19.8K −$7.14/SF
NOI
$46.3K $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%
$925,180
Cap Rate 7%
$660,843
Cap Rate 9%
$513,989
Alternative Uses
Best Use
Multifamily LT 5
$660.8K
$578.2K – $771.0K
NOI $46,259 @ 7.0% cap · market cap 3.85%
Second Best
Apartment 5plus
$595.3K
$520.9K – $694.5K
NOI $41,670 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$1.86M
$1.63M – $2.18M
NOI $130,536 @ 7.0% cap · market cap 10.88%
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
1,988
Businesses Nearby
Explore this area
Business Placement
Demographics for 33305, FL
12,044
Population
8,285
Households
1.5
Avg Household Size
52
Median Age
54%
College-Educated
96%
High-School Grad
2.2 sq mi
ZIP Area
5,475
Density / Sq Mi
$89,944
Median Household Income
$60,924
Median Earnings
$1,850
Median Rent
$558,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four units, one with private pool, shared community pool.
Where is this quadplex located?
The property is located at 2225 NE 14th Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Unique 4‑plex featuring a community pool (shared by 3 units) and a private pool (for unit #4).; Impact windows and doors (installed in 2021) and new roof (installed in 2020).; Located in East Wilton Manors, close to Colohatchee dog park and Stork's cafe.
