Pompano Beach Multifamily Investment
For Sale
Contact for pricing
Pending
305 SE 9 Avenue, Pompano Beach, FL 33060
Value-add multifamily property in a rapidly transforming Pompano Beach.
Property Size13,611 SF
Days on Market209
Property Features for 305 SE 9 Avenue
General Information
Standard status
Pending
Size
13,611 SF
Property subtype
Multifamily
Occupancy
100%
Building Details
Year Built
1971
Buildings
1
Stories
2
Units
18
Listing Agency:
Butters Realty and Management
Listed By:
Virginia Calcano · License #3259966
Source:
Crexi
Added: Feb 6
Changed: Aug 14
Last Checked: Aug 30 at 5:28PM
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 Butters Realty and Management
Investment Insights
Based on property information with market context.
Located in Pompano Beach, Florida, 305 SE 9th Avenue is a two-story multifamily property featuring eighteen units. The unit mix includes ten 2-bedroom/1.5-bathroom units, six 1-bedroom/1-bathroom units, and two studio/1-bathroom units. The property provides an opportunity for investors to reposition and capture rental upside. On-site amenities include ample parking and a private courtyard area with a pool. The property is surrounded by new development and single-family home renovations. Residents have convenient access to beaches, major highways, dining, shopping, and the Pompano Beach Pier and Innovation District. The property is positioned at the center of Pompano Beach’s ongoing public and private investment. It benefits from proximity to Pompano Beach City Hall and the Cultural Center. Significant capital investment is underway along the coastline, including the Ritz-Carlton Residences, Waldorf Astoria Residences, and KOI Residences & Marina. The property offers investors the opportunity to raise rents to match market trends, renovate units for premium returns, or reposition as a short-term rental model to maximize cash flow. The property size is 13,611 square feet.
Key Highlights
- Located in a rapidly transforming, high‑growth corridor of Pompano Beach.
- Value‑add multifamily property with opportunity to reposition and capture rental upside.
- Proximity to significant new luxury developments (Ritz‑Carlton, Waldorf Astoria, KOI Residences).
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
$209,085
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
4.83%
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%
$4,181,700
$4.2M
Cap Rate 7%
$2,986,929
$3.0M
Cap Rate 9%
$2,323,167
$2.3M
Market Conditions
NOI Build-Up for 13,611 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
$400.2K $29.40/SF
− Vacancy
−$20.0K −$1.47/SF
EGI
$380.2K $27.93/SF
− OpEx
−$171.1K −$12.57/SF
NOI
$209.1K $15.36/SF
Area
Pompano Beach, FL
Vacancy
5.00%
Lease Rate
$29.40 /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%
$4,181,700
Cap Rate 7%
$2,986,929
Cap Rate 9%
$2,323,167
Alternative Uses
Best Use
Apartment 5plus
$2.99M
$2.61M – $3.48M
NOI $209,085 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.31M
$4.64M – $6.19M
NOI $371,580 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,812
Businesses Nearby
Explore this area
Business Placement
Demographics for 33060, FL
35,793
Population
15,653
Households
2.3
Avg Household Size
39
Median Age
25%
College-Educated
82%
High-School Grad
7.0 sq mi
ZIP Area
5,113
Density / Sq Mi
$59,757
Median Household Income
$34,275
Median Earnings
$1,406
Median Rent
$354,100
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 - Value-add multifamily property in a rapidly transforming Pompano Beach.
Where is this apartment building located?
The property is located at 305 SE 9 Avenue Pompano Beach, FL.
What is the asking price?
The asking price for this property is $4,332,347.
What are key features of this property?
This property features: Located in a rapidly transforming, high‑growth corridor of Pompano Beach.; Value‑add multifamily property with opportunity to reposition and capture rental upside.; Proximity to significant new luxury developments (Ritz‑Carlton, Waldorf Astoria, KOI Residences).
