Fourplex with Courtyard and
For Sale
$990,000
916 SW 8th Avenue, Fort Lauderdale, FL 33315
MULTI_FAMILY - Fort Lauderdale, FL
Property Size2,662 SF
Lot Size0.22 Acres
Price / SF$371.90
Days on Market56
Property Features for 916 SW 8th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
RD-15
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 4, Bathroom 3, Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 2, Bedroom 1
Patio and Porch features
Patio, Deck
Pets allowed
Yes
Exterior features
Courtyard, Barbecue, Garden, Storage
Fencing
Gate, Fenced
Subdivision
CROISSANT PARK RIVER SEC
Elementary school
Croissant Park
Middle school
New River
High school
Stranahan
Standard status
Active
APN
504215190270
Size
2,662 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CROISSANT PARK RIVER SEC 7-50 B LAUDERDALE 2-9 D LOT 14,15 LESS E 30 BLK 10 OF 7-50B & LOT 13 BLK 10 OF 2-9 D
Tax Annual Amount
16616
Legal Description
CROISSANT PARK RIVER SEC 7-50 B LAUDERDALE 2-9 D LOT 14,15 LESS E 30 BLK 10 OF 7-50B & LOT 13 BLK 10 OF 2-9 D
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Window Unit(s), Ceiling Fan(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Number of units
4
Flooring type
Wood, Vinyl, Tile
Building materials
Brick, Stone, Stucco
Roof type
Shingle
Additional Structures
Gazebo, Storage
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Edward Gurovich · License #3367861
(954) 667-8487
Added: Jun 16
Changed: Aug 8
Last Checked: Aug 10 at 6:06PM
MLS# B26041790
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 fourplex at 916 SW 8th Avenue is zoned RD-15 and offers four 1-bedroom, 1-bath units in a fully occupied configuration. The building contains 2,664 SF of building area on a 9,687 SF lot (0.22 acres). Built in 1958, the property features brick, stone, and stucco construction with a shingle roof. Interior finishes include wood, tile, and vinyl flooring, and each unit is cooled with window and/or wall/window units and ceiling fans. Outdoor features include a courtyard, patio, and deck, along with a fenced yard with gate access, plus barbecue, garden, and storage elements.
Utilities include public water and public sewer, with cable available. Construction survey work referenced in the preliminary due diligence is dated 3/2026, and a feasibility review notes potential for conversion to two townhomes, subject to design and City permits/approval.
The property is positioned for investors seeking current income and long-term appreciation, including 1031 exchange potential.
Utilities include public water and public sewer, with cable available. Construction survey work referenced in the preliminary due diligence is dated 3/2026, and a feasibility review notes potential for conversion to two townhomes, subject to design and City permits/approval.
The property is positioned for investors seeking current income and long-term appreciation, including 1031 exchange potential.
Key Highlights
- Fourplex with four 1‑bedroom, 1‑bath units, fully occupied
- 2,664 SF building area on a 9,687 SF lot (0.22 acres)
- Zoned RD‑15; built in 1958 with shingle roof and brick/stone/stucco exterior
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
$44,375
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
4.48%
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%
$887,500
$887.5K
Cap Rate 7%
$633,929
$633.9K
Cap Rate 9%
$493,056
$493.1K
Market Conditions
NOI Build-Up for 2,662 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
$67.1K $25.20/SF
− Vacancy
−$3.7K −$1.39/SF
EGI
$63.4K $23.81/SF
− OpEx
−$19.0K −$7.14/SF
NOI
$44.4K $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%
$887,500
Cap Rate 7%
$633,929
Cap Rate 9%
$493,056
Alternative Uses
Best Use
Multifamily LT 5
$633.9K
$554.7K – $739.6K
NOI $44,375 @ 7.0% cap · market cap 4.48%
Second Best
Apartment 5plus
$571.0K
$499.7K – $666.2K
NOI $39,973 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,220 @ 7.0% cap · market cap 12.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,760
Businesses Nearby
Explore this area
Business Placement
Demographics for 33315, FL
13,555
Population
6,991
Households
1.9
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
5.3 sq mi
ZIP Area
2,558
Density / Sq Mi
$90,760
Median Household Income
$43,815
Median Earnings
$1,789
Median Rent
$492,400
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 - Zoned RD-15 fourplex with a courtyard, fenced yard, and patio/deck, served by public water and sewer.
Where is this quadplex located?
The property is located at 916 SW 8th Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Fourplex with four 1‑bedroom, 1‑bath units, fully occupied; 2,664 SF building area on a 9,687 SF lot (0.22 acres); Zoned RD‑15; built in 1958 with shingle roof and brick/stone/stucco exterior
