Coastal Boca Raton 1BR
For Sale
$139,900
11 SW 4th Ave 11, Boca Raton, FL 33432
East Boca Raton 1BR unit near beach and downtown.
Property Size567 SF
Days on Market275
Property Features for 11 SW 4th Ave 11
General Information
Standard status
Active
Size
567 SF
Property subtype
Residential
Taxes and HOA fees
Annual Taxes
$1,613
Building Details
Building Size
567 SF
Year Built
1963
Stories
2
Listing Agency:
(954) 415-8191
Listed By:
Cynthia C Rondino
(954) 415-8191
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 24
Last Checked: Aug 28 at 12:48PM
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 Cynthia C Rondino
Investment Insights
Based on property information with market context.
This coastal one-bedroom, one-bathroom unit is situated in East Boca Raton, west of Federal Highway and south of Palmetto Park Road. It is part of a 36-unit community located in the heart of Boca Raton. The property is in close proximity to the beach and downtown Boca Raton. A transit-oriented community is planned across the street at the current government center location. The Brightline station is less than one mile away. This is a 55+ community, with exceptions considered for those 53 and older. Financing is allowed.
Key Highlights
- Prime East Boca Location: West of Federal Highway and South of Palmetto Park Road, offering proximity to beaches and downtown Boca Raton.
- No Land Lease: Fee simple ownership, providing long‑term security and value.
- Close Proximity to Brightline Station: Less than 1 mile away, offering convenient access to regional transportation.
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
$8,720
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
6.23%
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%
$174,400
$174.4K
Cap Rate 7%
$124,571
$124.6K
Cap Rate 9%
$96,889
$96.9K
Market Conditions
NOI Build-Up for 567 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
$16.6K $29.28/SF
− Vacancy
−$747 −$1.32/SF
EGI
$15.9K $27.96/SF
− OpEx
−$7.1K −$12.58/SF
NOI
$8.7K $15.38/SF
Area
Palm Beach County, FL
Vacancy
4.50%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$174,400
Cap Rate 7%
$124,571
Cap Rate 9%
$96,889
Alternative Uses
Best Use
Apartment 5plus
$124.6K
$109.0K – $145.3K
NOI $8,720 @ 7.0% cap · market cap 6.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$399.3K
$349.4K – $465.9K
NOI $27,952 @ 7.0% cap · market cap 19.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,041
Businesses Nearby
Explore this area
Business Placement
Demographics for 33432, FL
22,061
Population
14,405
Households
1.5
Avg Household Size
52
Median Age
58%
College-Educated
95%
High-School Grad
4.6 sq mi
ZIP Area
4,796
Density / Sq Mi
$94,375
Median Household Income
$54,481
Median Earnings
$2,226
Median Rent
$943,400
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?
Apartment building - East Boca Raton 1BR unit near beach and downtown.
Where is this apartment building located?
The property is located at 11 SW 4th Ave 11 Boca Raton, FL.
What is the asking price?
The asking price for this property is $139,900.
What are key features of this property?
This property features: Prime East Boca Location: West of Federal Highway and South of Palmetto Park Road, offering proximity to beaches and downtown Boca Raton.; No Land Lease: Fee simple ownership, providing long‑term security and value.; Close Proximity to Brightline Station: Less than 1 mile away, offering convenient access to regional transportation.
