Yearly-Lease Apartment
New
For Sale
$1,320,000
807 W Las Olas Boulevard, Fort Lauderdale, FL
Commercial Sale, Fort Lauderdale, FL
Property Size4,407 SF
Price / SF$299.52
Days on Market7
Property Features for 807 W Las Olas Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RML-25
Parking
10
Fencing
Gate
Subdivision
3470
Standard status
Active
APN
504210280170
Size
4,407 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
BRYAN SUB OF BLK 21 FT LAUD 1-29 D LOT 24
Tax Annual Amount
23350
Legal Description
BRYAN SUB OF BLK 21 FT LAUD 1-29 D LOT 24
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Central Air, Zoned
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Number of units
6
Flooring type
Tile - Ceramic
Building materials
Concrete Block - With Stucco
Roof type
Shingle
Listing Agency:
Global Assets Realty
(954) 531-1243
Listed By:
Nancy A Mangel · License #501286
(954) 600-0780
Added: Sep 2
Changed: Sep 7
Last Checked: Sep 8 at 4:06PM
MLS# B26072002
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 apartment property contains 4,407 square feet and was built in 1958. The improvements use concrete block with stucco, ceramic tile flooring, shingle roofing, gated fencing, and central air with zoned cooling. Public water and public sewer serve the property, with cable available.
The asset is located at 807 W Las Olas Boulevard in Fort Lauderdale, within Broward County. Units 807, 809, and 813-819 are identified across two folio numbers. All units are currently occupied under yearly leases. The property is zoned RML-25.
The asset is located at 807 W Las Olas Boulevard in Fort Lauderdale, within Broward County. Units 807, 809, and 813-819 are identified across two folio numbers. All units are currently occupied under yearly leases. The property is zoned RML-25.
Key Highlights
- 4,407‑square‑foot apartment property built in 1958
- All units currently rented on yearly leases
- Units 807 and 809 are under folio 504210280170; units 813‑819 are under folio 504210280200
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
$66,177
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
5.01%
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%
$1,323,540
$1.3M
Cap Rate 7%
$945,386
$945.4K
Cap Rate 9%
$735,300
$735.3K
Market Conditions
NOI Build-Up for 4,407 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
$126.9K $28.80/SF
− Vacancy
−$6.6K −$1.50/SF
EGI
$120.3K $27.30/SF
− OpEx
−$54.1K −$12.29/SF
NOI
$66.2K $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%
$1,323,540
Cap Rate 7%
$945,386
Cap Rate 9%
$735,300
Alternative Uses
Best Use
Apartment 5plus
$945.4K
$827.2K – $1.10M
NOI $66,177 @ 7.0% cap · market cap 5.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.96M
$2.59M – $3.46M
NOI $207,305 @ 7.0% cap · market cap 15.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
4,659
Businesses Nearby
Explore this area
Business Placement
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 - Apartment property with all units leased annually and RML-25 zoning in Fort Lauderdale.
Where is this apartment building located?
The property is located at 807 W Las Olas Boulevard Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,320,000.
What are key features of this property?
This property features: 4,407‑square‑foot apartment property built in 1958; All units currently rented on yearly leases; Units 807 and 809 are under folio 504210280170; units 813‑819 are under folio 504210280200
