Duplex Portfolio with
For Sale
$1,485,000
925 W Las Olas Boulevard, Fort Lauderdale, FL 33312
MULTI_FAMILY - Fort Lauderdale, FL
Property Size3,212 SF
Lot Size0.30 Acres
Price / SF$462.33
Days on Market18
Property Features for 925 W Las Olas Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RML-25
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 3, Bathroom 1, Bathroom 2, Bedroom 2, Bathroom 4, Bedroom 3, Bedroom 1
Patio and Porch features
Porch, Patio
Pets allowed
No, Yes
Exterior features
Courtyard, Garden
Subdivision
WAVERLY PLACE
Elementary school
North Fork
Middle school
New River
High school
Stranahan
Standard status
Active
APN
504209091431
Size
3,212 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WAVERLY PLACE 2-19 D LOTS 13,14 & S1/2 VAC ALLEY LYING N OF SAID LOTS BLK 113
Tax Annual Amount
9202
Legal Description
WAVERLY PLACE 2-19 D LOTS 13,14 & S1/2 VAC ALLEY LYING N OF SAID LOTS BLK 113
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
CBS
Roof type
Composition, Shingle
Listing Agency:
Compass Florida LLC
(561) 285-4794
Listed By:
Dominic Posocco · License #3441361
(610) 295-9127
Added: Jul 24
Changed: Aug 3
Last Checked: Aug 10 at 12:06PM
MLS# B26056196
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 duplex portfolio is offered as a packaged acquisition of 923 and 925 W Las Olas Boulevard. The properties include courtyard and garden outdoor space and are constructed with CBS, with tile flooring and central heating. Cooling is provided by central air and ceiling fans, and the roof is composition/shingle.
The combined parcels total 0.3 acres and include 3,212 SF. The buildings were constructed in 1955 and connect to public water and public sewer, with cable available. Exterior features also include patio and porch areas.
The offering is presented as fully entitled and approved for redevelopment, with a complete set of development plans. This creates flexibility for buyers looking to hold for income while considering redevelopment options tied to the approved entitlements.
The combined parcels total 0.3 acres and include 3,212 SF. The buildings were constructed in 1955 and connect to public water and public sewer, with cable available. Exterior features also include patio and porch areas.
The offering is presented as fully entitled and approved for redevelopment, with a complete set of development plans. This creates flexibility for buyers looking to hold for income while considering redevelopment options tied to the approved entitlements.
Key Highlights
- Packaged duplex acquisition: 923 and 925 W Las Olas Boulevard
- Fully entitled and approved for redevelopment with a complete set of development plans
- Zoned RML‑25
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,659
Businesses Nearby
Explore this area
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplexes with courtyard and garden exteriors, zoned RML-25, featuring central air, central heating, and public utilities.
Where is this duplex located?
The property is located at 925 W Las Olas Boulevard 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: Packaged duplex acquisition: 923 and 925 W Las Olas Boulevard; Fully entitled and approved for redevelopment with a complete set of development plans; Zoned RML‑25
