Packaged Duplex Income
For Sale
$1,485,000
925 W Las Olas Boulevard Unit 1-2, Fort Lauderdale, FL 33312
Two income-producing duplexes are offered together, with plans approved for redevelopment on the combined parcels.
Property Size3,212 SF
Price / SF$462.33
Days on Market52
Property Features for 925 W Las Olas Boulevard Unit 1-2
General Information
Standard status
Active
Size
3,212 SF
Property subtype
Duplex
Additional Details
Multifamily Units
4
Building Details
Year Built
1955
Listing Agency:
Compass Florida LLC
(561) 285-4794
Listed By:
Dominic Posocco · License #3441361
(610) 295-9127
Source:
Lehmannflorida
Added: Jul 24
Changed: Sep 12
Last Checked: Sep 13 at 9:13AM
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 Compass Florida LLC
Investment Insights
Based on property information with market context.
This offering packages two duplex properties together as one investment: 923 and 925 W Las Olas Boulevard. Each duplex provides in-place rental income, and the combined parcels are fully entitled and approved for redevelopment, including a full set of development plans.
The properties are positioned directly on Las Olas Boulevard in Fort Lauderdale’s Downtown area, specifically within Sailboat Bend. The remarks describe the location as an area poised for continued growth tied to the westward expansion of Las Olas.
For investors seeking flexibility, the package is presented with multiple paths to value, including the ability to hold for longer-term income, pursue renovation, or capitalize on the already-approved redevelopment plans.
The properties are positioned directly on Las Olas Boulevard in Fort Lauderdale’s Downtown area, specifically within Sailboat Bend. The remarks describe the location as an area poised for continued growth tied to the westward expansion of Las Olas.
For investors seeking flexibility, the package is presented with multiple paths to value, including the ability to hold for longer-term income, pursue renovation, or capitalize on the already-approved redevelopment plans.
Key Highlights
- Two income‑producing duplexes offered together: 923 and 925 W Las Olas Blvd
- Year built: 1955
- Combined parcels are fully entitled and approved for redevelopment
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
$53,543
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
3.61%
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%
$1,070,860
$1.1M
Cap Rate 7%
$764,900
$764.9K
Cap Rate 9%
$594,922
$594.9K
Market Conditions
NOI Build-Up for 3,212 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
$80.9K $25.20/SF
− Vacancy
−$4.5K −$1.39/SF
EGI
$76.5K $23.81/SF
− OpEx
−$22.9K −$7.14/SF
NOI
$53.5K $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%
$1,070,860
Cap Rate 7%
$764,900
Cap Rate 9%
$594,922
Alternative Uses
Best Use
Multifamily LT 5
$764.9K
$669.3K – $892.4K
NOI $53,543 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$689.0K
$602.9K – $803.9K
NOI $48,232 @ 7.0% cap · market cap 3.25%
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,092 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,010
Businesses Nearby
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Business Placement
Demographics for 33312, FL
51,570
Population
21,332
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
86%
High-School Grad
11.1 sq mi
ZIP Area
4,646
Density / Sq Mi
$77,644
Median Household Income
$39,333
Median Earnings
$1,566
Median Rent
$397,800
Median Home Value
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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?
Duplex - Two income-producing duplexes are offered together, with plans approved for redevelopment on the combined parcels.
Where is this duplex located?
The property is located at 925 W Las Olas Boulevard Unit 1-2 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,485,000.
What are key features of this property?
This property features: Two income‑producing duplexes offered together: 923 and 925 W Las Olas Blvd; Year built: 1955; Combined parcels are fully entitled and approved for redevelopment
