Fully Renovated 20-Unit
For Sale
Contact for pricing
1142 SW 4th St, Miami, FL 33130
Turnkey, three-story multifamily featuring 20 renovated apartments with updated plumbing, electrical, roofing, and HVAC systems.
Property Size12,848 SF
Lot Size0.17 Acres
Price / SF$379.44
Days on Market67
Property Features for 1142 SW 4th St
General Information
Standard status
Active
Size
12,848 SF
Class
B
Lot size
0.17 Acres
Property subtype
Multifamily
Zoning
T4-R
Net Operating Income
$310,989
Additional Details
Business Included
Yes
Multifamily Units
20
Building Details
Year Built
1935
Year Renovated
2024
Buildings
1
Stories
3
Units
20
Listing Agency:
Gala Real Estate Services
Listed By:
ELI HALALI · License #3274852
Source:
Crexi
Added: Jun 29
Changed: Aug 23
Last Checked: Aug 31 at 5:32PM
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 Gala Real Estate Services
Investment Insights
Based on property information with market context.
Casa Sol is a three-story multifamily property built in 1935 and fully renovated in 2024. The building contains 20 total units, including 15 one-bedroom, one-bath apartments and 5 two-bedroom, one-bath apartments. Improvements include a new plumbing system and fixtures, a new electrical system and lighting, a new roof, and new impact-resistant windows. Interior and life-safety updates include new floors and subfloors, new stairways, brand-new kitchens with modern appliances, and newly renovated bathrooms. The property also features new AC units, a new gas water heater, and renovated laundry facilities. Renovations were completed with permits, inspections, and city oversight, and the property has completed a 40+10-year recertification.
The property is located at 1142 SW 4th St in Miami, Florida, on a 7,500 SF lot with a 12,848 SF building. Zoning is listed as T4-R.
This asset is positioned for investors or operators seeking a turnkey multifamily with extensive system-level renovations and a unit mix of one- and two-bedroom apartments. With the property already updated and recertified, new ownership can focus on ongoing operations rather than deferred capital work.
The property is located at 1142 SW 4th St in Miami, Florida, on a 7,500 SF lot with a 12,848 SF building. Zoning is listed as T4-R.
This asset is positioned for investors or operators seeking a turnkey multifamily with extensive system-level renovations and a unit mix of one- and two-bedroom apartments. With the property already updated and recertified, new ownership can focus on ongoing operations rather than deferred capital work.
Key Highlights
- Fully renovated 20‑unit multifamily built in 1935 at 1142 SW 4th St, Miami, FL 33130
- Unit mix: 15 one‑bedroom/one‑bath and 5 two‑bedroom/one‑bath apartments in a three‑story building
- 12,848 SF building on a 7,500 SF lot
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
$237,346
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
4.87%
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%
$4,746,920
$4.7M
Cap Rate 7%
$3,390,657
$3.4M
Cap Rate 9%
$2,637,178
$2.6M
Market Conditions
NOI Build-Up for 12,848 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
$462.5K $36.00/SF
− Vacancy
−$31.0K −$2.41/SF
EGI
$431.5K $33.59/SF
− OpEx
−$194.2K −$15.11/SF
NOI
$237.3K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /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%
$4,746,920
Cap Rate 7%
$3,390,657
Cap Rate 9%
$2,637,178
Alternative Uses
Best Use
Apartment 5plus
$3.39M
$2.97M – $3.96M
NOI $237,346 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.67M
$7.59M – $10.12M
NOI $607,074 @ 7.0% cap · market cap 12.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
3,773
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
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?
Apartment building - Turnkey, three-story multifamily featuring 20 renovated apartments with updated plumbing, electrical, roofing, and HVAC systems.
Where is this apartment building located?
The property is located at 1142 SW 4th St Miami, FL.
What is the asking price?
The asking price for this property is $4,875,000.
What are key features of this property?
This property features: Fully renovated 20‑unit multifamily built in 1935 at 1142 SW 4th St, Miami, FL 33130; Unit mix: 15 one‑bedroom/one‑bath and 5 two‑bedroom/one‑bath apartments in a three‑story building; 12,848 SF building on a 7,500 SF lot
