True Four-Plex with Impact
New
For Sale
$824,000
1480 NW 20th Ct, Fort Lauderdale, FL 33311
MULTI_FAMILY - Other - Fort Lauderdale, FL
Property Size2,187 SF
Price / SF$376.77
Days on Market7
Property Features for 1480 NW 20th Ct
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
RM-15
Bedrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 3, Bathroom 1, Bathroom 2
Parking
6
Subdivision
FT LAUDERDALE ESTATES
Lot features
< 1/4 Acre
Standard status
Active
APN
494228180410
Size
2,187 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
FT LAUDERDALE ESTATES 76-9 B LOT 3 BLK 3
Tax Annual Amount
12640
Legal Description
FT LAUDERDALE ESTATES 76-9 B LOT 3 BLK 3
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
fenced courtyard area
Building Details
Year built
1973
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Flat
Architectural style
Other
Listing Agency:
Diamante Real Estate LLC
(954) 270-0863
Listed By:
Anthony Diamante · License #3049006
(954) 270-0863
Added: Aug 1
Changed: Aug 2
Last Checked: Aug 7 at 9:06AM
MLS# A12063727
Copyright © 2026 Miami REALTORS®. 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.
True four-plex built in 1973 with a unit mix of two 1/1s, one 2/1, and one efficiency. The property includes a fenced courtyard area and plenty of open parking for tenants. All tenants are on annual leases.
Updates include a roof described as 6 years old. Four newer AC units have been installed since 2018, and a new mini-split was installed in the efficiency less than 24 months ago. Impact windows were installed in 2024, along with updated electrical panels.
Interior improvements include remodeling for three of the four units since 2018, featuring new kitchens with granite, new baths, appliances, and porcelain tile. The building is of block construction and features tile-ceramic flooring, central heating, and central air. Utilities include cable availability, and the property is served by public sewer.
Updates include a roof described as 6 years old. Four newer AC units have been installed since 2018, and a new mini-split was installed in the efficiency less than 24 months ago. Impact windows were installed in 2024, along with updated electrical panels.
Interior improvements include remodeling for three of the four units since 2018, featuring new kitchens with granite, new baths, appliances, and porcelain tile. The building is of block construction and features tile-ceramic flooring, central heating, and central air. Utilities include cable availability, and the property is served by public sewer.
Key Highlights
- Impact windows installed in 2024
- Roof described as 6 years old
- Four newer AC units installed since 2018
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
$36,457
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
4.42%
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%
$729,140
$729.1K
Cap Rate 7%
$520,814
$520.8K
Cap Rate 9%
$405,078
$405.1K
Market Conditions
NOI Build-Up for 2,187 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
$55.1K $25.20/SF
− Vacancy
−$3.0K −$1.39/SF
EGI
$52.1K $23.81/SF
− OpEx
−$15.6K −$7.14/SF
NOI
$36.5K $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%
$729,140
Cap Rate 7%
$520,814
Cap Rate 9%
$405,078
Alternative Uses
Best Use
Multifamily LT 5
$520.8K
$455.7K – $607.6K
NOI $36,457 @ 7.0% cap · market cap 4.42%
Second Best
Apartment 5plus
$469.2K
$410.5K – $547.4K
NOI $32,841 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$1.47M
$1.29M – $1.71M
NOI $102,876 @ 7.0% cap · market cap 12.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
817
Businesses Nearby
Explore this area
Business Placement
Demographics for 33311, FL
69,413
Population
27,330
Households
2.5
Avg Household Size
37
Median Age
18%
College-Educated
81%
High-School Grad
10.4 sq mi
ZIP Area
6,674
Density / Sq Mi
$51,918
Median Household Income
$32,717
Median Earnings
$1,385
Median Rent
$276,600
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?
Quadplex - True four-plex with unit mix of 1/1s, a 2/1, and an efficiency plus impact windows installed in 2024.
Where is this quadplex located?
The property is located at 1480 NW 20th Ct Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $824,000.
What are key features of this property?
This property features: Impact windows installed in 2024; Roof described as 6 years old; Four newer AC units installed since 2018
