Triplex with Six Parking
For Sale
$945,000
4465 SW 54th Court, Fort Lauderdale, FL 33314
Residential Income, Fort Lauderdale, FL
Property Size3,115 SF
Lot Size0.27 Acres
Price / SF$303.37
Days on Market8
Property Features for 4465 SW 54th Court
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
RD-8000
Bedrooms
6
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 3, Bedroom 5, Bedroom 4, Bedroom 3, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 6
Window features
Storm Window(s)
Patio and Porch features
Patio
Pets allowed
No, Yes
Fencing
Chain Link
Subdivision
ELLAS LITTLE ACRES
Lot features
Oversized Lot, Room for Pool
Elementary school
Stirling
Middle school
Attucks
High school
Hollywood Hills
Directions
STATE ROAD 7 BETWEEN GRIFFIN AND STIRLING ROAD TO SW 54TH COURT, TURN EAST TO 4465 ON YOUR LEFT
Standard status
Active
APN
504136040071
Size
3,115 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ELLAS LITTLE ACRES 34-7 B LOT 9
Tax Annual Amount
6873
Legal Description
ELLAS LITTLE ACRES 34-7 B LOT 9
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Ceiling Fan(s), Electric, Central Air
Water source
Public
Building Details
Year built
1975
Floors in Building
1
Number of units
3
Flooring type
Tile - Ceramic
Building materials
CBS
Roof type
Shingle
Listing Agency:
United Realty Group Inc
(954) 450-2000
Listed By:
Lisa M Caron · License #590141
(954) 240-2048
Added: Sep 14
Changed: Sep 21
Last Checked: Sep 21 at 4:06AM
MLS# B26076523
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 legal triplex contains 3,115 square feet on a 0.27-acre lot, with a current unit mix of 3/2, 2/1, and one-bedroom efficiency. The 3/2 layout may be reconfigured into a 2/1 and an additional one-bedroom efficiency, creating potential for four separate living spaces. The two larger units include full-size laundry areas. Six dedicated parking spaces, a fenced backyard, and room for a pool add practical outdoor and site features. Construction is CBS, with ceramic tile flooring, public water and sewer, a shingle roof, central air, electric systems, and four newer A/C units. The roof was installed in 2017, and the property also has accordion shutters and impact sliding doors.
The property is located one-half mile from Seminole Hard Rock and approximately 7 miles from Dania Beach, with access to FLL Airport and interstates. The site includes a patio, chain-link fencing, and the ability to create separate fenced outdoor areas.
The property is located one-half mile from Seminole Hard Rock and approximately 7 miles from Dania Beach, with access to FLL Airport and interstates. The site includes a patio, chain-link fencing, and the ability to create separate fenced outdoor areas.
Key Highlights
- Legal triplex with 3,115 square feet on a 0.27‑acre lot
- Current layout includes 3/2, 2/1, and one‑bedroom efficiency units
- Potential to configure the 3/2 into a 2/1 plus one‑bedroom efficiency
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
$51,926
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
5.49%
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%
$1,038,520
$1.0M
Cap Rate 7%
$741,800
$741.8K
Cap Rate 9%
$576,956
$577.0K
Market Conditions
NOI Build-Up for 3,115 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
$78.5K $25.20/SF
− Vacancy
−$4.3K −$1.39/SF
EGI
$74.2K $23.81/SF
− OpEx
−$22.3K −$7.14/SF
NOI
$51.9K $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%
$1,038,520
Cap Rate 7%
$741,800
Cap Rate 9%
$576,956
Alternative Uses
Best Use
Multifamily LT 5
$741.8K
$649.1K – $865.4K
NOI $51,926 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$668.2K
$584.7K – $779.6K
NOI $46,776 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,530 @ 7.0% cap · market cap 15.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,223
Businesses Nearby
Explore this area
Business Placement
Demographics for 33314, FL
30,248
Population
12,041
Households
2.5
Avg Household Size
34
Median Age
30%
College-Educated
89%
High-School Grad
8.8 sq mi
ZIP Area
3,437
Density / Sq Mi
$63,791
Median Household Income
$36,733
Median Earnings
$2,034
Median Rent
$347,600
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit property with flexible layouts, dedicated parking, outdoor space, and access to FLL Airport and interstates.
Where is this triplex located?
The property is located at 4465 SW 54th Court Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $945,000.
What are key features of this property?
This property features: Legal triplex with 3,115 square feet on a 0.27‑acre lot; Current layout includes 3/2, 2/1, and one‑bedroom efficiency units; Potential to configure the 3/2 into a 2/1 plus one‑bedroom efficiency
