Updated Quadplex with Separate
For Sale
$700,000
1-4-5821 Ne 18th Ave, Fort Lauderdale, FL 33312
Two units feature substantial updates, while three units carry annual leases.
Property Size2,664 SF
Price / SF$262.76
Days on Market35
Property Features for 1-4-5821 Ne 18th Ave
General Information
Standard status
Active
Size
2,664 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$14,550
Listing Agency:
RE/MAX Consultants Realty 1
(954) 439-0007
Listed By:
Julie T Streeter · License #3035668
(954) 439-0007
Source:
Exprealty
Added: Jul 13
Changed: Aug 14
Last Checked: Aug 15 at 11:46AM
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 RE/MAX Consultants Realty 1
Investment Insights
Based on property information with market context.
This 2,664-square-foot quadplex contains four residential units, including two with substantial updates. Three units are subject to annual leases, and each unit has a separate electric meter. Recent property improvements include a roof installed in 2020 and plumbing updates.
The property is located at 1-4-5821 NE 18th Ave in Fort Lauderdale, Florida. Its four-unit configuration and separately metered electric service provide a straightforward physical setup for multifamily ownership.
The property is located at 1-4-5821 NE 18th Ave in Fort Lauderdale, Florida. Its four-unit configuration and separately metered electric service provide a straightforward physical setup for multifamily ownership.
Key Highlights
- 2,664 SF quadplex with 4 residential units
- 2 units have substantial updates
- 3 units carry annual leases
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
$44,408
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
6.34%
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%
$888,160
$888.2K
Cap Rate 7%
$634,400
$634.4K
Cap Rate 9%
$493,422
$493.4K
Market Conditions
NOI Build-Up for 2,664 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%
$888,160
Cap Rate 7%
$634,400
Cap Rate 9%
$493,422
Alternative Uses
Best Use
Multifamily LT 5
$634.4K
$555.1K – $740.1K
NOI $44,408 @ 7.0% cap · market cap 6.34%
Second Best
Apartment 5plus
$571.5K
$500.0K – $666.7K
NOI $40,003 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,315 @ 7.0% cap · market cap 17.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,001
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?
Quadplex - Two units feature substantial updates, while three units carry annual leases.
Where is this quadplex located?
The property is located at 1-4-5821 Ne 18th Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 2,664 SF quadplex with 4 residential units; 2 units have substantial updates; 3 units carry annual leases
