5-Unit Apartment
For Sale
$950,000
3980 NW 30th Terrace, Lauderdale Lakes, FL 33309
Commercial Sale, Lauderdale Lakes, FL
Property Size3,892 SF
Lot Size0.22 Acres
Price / SF$244.09
Days on Market311
Property Features for 3980 NW 30th Terrace
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM-16
Parking
5
Parking features
Assigned
Fencing
Fenced
Directions
GOGGLE MAP
Subdivision
3550
Standard status
Active
APN
494220000159
Size
3,892 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
20-49-42 POR OF NW1/4 OF SEC 20 DESC AS FOL,COMM SW COR OF NW1/4,N 260, ELY 228,N 741.47 TO POB,CONT N 75,ELY 125,S 75,WLY 125 TO POB A/K/A
Tax Annual Amount
14186
Legal Description
20-49-42 POR OF NW1/4 OF SEC 20 DESC AS FOL,COMM SW COR OF NW1/4,N 260, ELY 228,N 741.47 TO POB,CONT N 75,ELY 125,S 75,WLY 125 TO POB A/K/A
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
fully fenced yard
Building Details
Year built
1973
Floors in Building
1
Number of units
5
Flooring type
Tile
Building materials
Block
Roof type
Shingle, Composition
Listing Agency:
Ace Realty & Investment
(954) 473-2400
Listed By:
Donato J Paolillo · License #472277
(954) 298-1875
Added: Nov 24, 2025
Changed: Sep 21
Last Checked: Oct 1 at 8:06PM
MLS# F10538425
Copyright © 2026 BeachesMLS. 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 3,892-square-foot apartment building contains five units: four two-bedroom, one-bath residences and one efficiency. The property was built in 1973 and has block construction, tile flooring throughout, and recent interior painting. Building improvements include a new composition shingle roof installed in 2024, five newer central A/C systems, and a wall unit serving the efficiency apartment.
The 0.22-acre property includes a fully fenced yard, assigned parking, public water, and public sewer. Located in Lauderdale Lakes, the property is zoned RM-16 and provides a compact multifamily configuration with a clearly defined unit mix.
The 0.22-acre property includes a fully fenced yard, assigned parking, public water, and public sewer. Located in Lauderdale Lakes, the property is zoned RM-16 and provides a compact multifamily configuration with a clearly defined unit mix.
Key Highlights
- Five‑unit configuration with four 2‑bedroom, 1‑bath units and one efficiency unit
- 3,892 square feet on a 0.22‑acre lot
- New composition shingle roof installed in 2024
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
$59,856
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
6.30%
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%
$1,197,120
$1.2M
Cap Rate 7%
$855,086
$855.1K
Cap Rate 9%
$665,067
$665.1K
Market Conditions
NOI Build-Up for 3,892 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
$114.0K $29.28/SF
− Vacancy
−$5.1K −$1.32/SF
EGI
$108.8K $27.96/SF
− OpEx
−$49.0K −$12.58/SF
NOI
$59.9K $15.38/SF
Area
Broward County, FL
Vacancy
4.50%
Lease Rate
$29.28 /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%
$1,197,120
Cap Rate 7%
$855,086
Cap Rate 9%
$665,067
Alternative Uses
Best Use
Apartment 5plus
$855.1K
$748.2K – $997.6K
NOI $59,856 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.97M
$1.73M – $2.30M
NOI $138,220 @ 7.0% cap · market cap 14.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
509
Businesses Nearby
Explore this area
Business Placement
Demographics for 33309, FL
37,642
Population
14,783
Households
2.5
Avg Household Size
39
Median Age
23%
College-Educated
85%
High-School Grad
9.7 sq mi
ZIP Area
3,881
Density / Sq Mi
$73,496
Median Household Income
$35,850
Median Earnings
$1,829
Median Rent
$309,100
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?
Apartment building - RM-16-zoned multifamily property with refreshed systems, tile interiors, assigned parking, and a fully fenced yard.
Where is this apartment building located?
The property is located at 3980 NW 30th Terrace Lauderdale Lakes, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Five‑unit configuration with four 2‑bedroom, 1‑bath units and one efficiency unit; 3,892 square feet on a 0.22‑acre lot; New composition shingle roof installed in 2024
